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HomeMy WebLinkAboutRIVER DISTRICT BLOCK 8 MIXED-USE DEVELOPMENT (OLD ELK DISTILLERY) - PDP - PDP140016 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTSRiver District Block 8 Mixed -Use Development PDP November 5, 2014 Page 16 of 16 Response: A waterline plan and profile sheet is now provided showing the proposed waterline design from Linden to Lincoln. Topic: General Comment Number: 1 Comment Originated: 10/14/2014 10/14/2014: Provide projected fire flow demands to allow review of the water main sizing. Response: A full size 8" underground fire line supply will be needed. Comment Number: 2 Comment Originated: 10/14/2014 10/14/2014: The generator, spirit storage and trash enclosures are shown within a utility easement. These items which are generally constructed on footings/foundations and are not allowed in utility easements. Response: These structures are no longer located in any utility or drainage easement. 16 River District Block 8 Mixed -Use Development PDP November 5, 2014 Page 15 of 16 Response. Acknowledged Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinsonc( fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/14/2014 10/14/2014: Please note that the applicant's traffic engineer asked for a little additional time to submit the study. The study wasn't received in our office until Monday the 13th leaving just two days for review. This makes it difficult on staff. Response: Acknowledged Topic: Site Plan Comment Number: 3 Comment Originated: 10/14/2014 10/14/2014: No site plan was received so no comments are offered. Topic: Traffic Impact Study Comment Number: 2 Comment Originated: 10/14/2014 10114/2014: The study indicates that intersections 'operate acceptably' with existing and future geometry. Please provide an addendum to the study to address what geometry is warranted per the LCUASS standards - both in terms of LOS and the geometric warrants for turn lanes. If auxiliary lanes are warranted with the Old Elk traffic - especially at Lincoln and Willow then that needs to be discussed. Response: An addendum memorandum was prepared. Department: Water Conservation Contact: Eric Olson, 970-221.6704, eolson(a)fcgov.com Topic: General Comment Number: 1 Comment Originated. 10/02/2014 10/02/2014: Irrigation plans are required no later than at the time of building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to Eric Olson, at 221-6704 or eolson(a)fcgov.com Response: Acknowledged. Department: Water -Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington a(),fcgov.com Topic: Construction Drawings Comment Number: 3 Comment Originated: 10/14/2014 10/14/2014: Continue the water main construction drawings east to connect with the 16" water main on the south side of Lincoln. Schedule meeting to discuss alignment of the main and reimbursement for this portion of the water main. 15 River District Block 8 Mixed -Use Development PDP November 5, 2014 Page 14 of 16 Response: Pavers are now hatched and called out on the utility plans Comment Number: 3 Comment Originated: 10/14/2014 10/14/2014: Paragraph IV.A.1 looks to be cut/paste from another report; please update. Response: This section has been updated with the correct project info. Comment Number: 4 Comment Originated: 10/14/2014 10/14/2014: The design of LID features needs to be detailed prior to public hearing, which includes a table showing the LID requirements will be met. It is unsure if the 50% requirement is met. Response: A table is now included. Comment Number: 5 Comment Originated: 10/14/2014 10/14/2014: Please review values in Table 1 (0.025 vs. 0.25). Response: The values have been reviewed and corrected as needed Comment Number: 6 Comment Originated: 10/14/2014 10/14/2014: Detention volume verification needs to be shown during PDP. 54" and 60" HDPE were both discussed in the submittal packet. Please clarify pipe sizing and verify that size will be compatible with the outfall elevation. Response: The underground detention is proposed as 60" HDPE pipes. The lengths and sizes have been coordinated between the various plan sheets. Comment Number: 7 Comment Originated: 10/14/2014 10/14/2014: Please document "minimal offsite flows" and how these will be routed through the site. Response: This information has peen added to the drainage report Comment Number: 8 Comment Originated: 10/14/2014 10/14/2014: City is still verifying if a mechanical device is suitable for the temporary water quality requirement. Response: Acknowledged Contact: Jesse Schlam, 970-218-2932, ischlam@fcgov.com Topic: Erosion Control Comment Number: 9 Comment Originated: 10/14/2014 10/14/2014: The site disturbs more than 10,000 sq-ft, therefore Erosion and Sediment Control Materials need to be submitted for FDP. The erosion control requirements are in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials Submitted does not meet requirements. Please submit; Erosion Control Plan, Erosion Control Report, and an Escrow / Security Calculation. If you need clarification concerning this section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ ischlam(a)a.fcgov.com 14 River District Block 8 Mixed -Use Development PDP November 5, 2014 Page 13 of 16 Comment Number: 4 Comment Originated: 10/14/2014 10/14/2014: HAZARDOUS MATERIALS Flammable liquids are regulated by IFC 2012, Chapters 50 and 57. Information submitted with the PDP indicates that flammable liquid quantities in "use", exceed the maximum allowable quantities per control area. As such, the manufacturing area of the proposed building will need to meet H-3 group occupancy requirements. A full HMIA needs to be submitted no later than at time of building permit. Information specific to distillery manufacturing and storage, grain handling and storage, building floor plan, spill control, and other H-3 occupancy compliance measures will be required. Additional HMIA direction may be obtained from the Land Use Code. > HAZARDOUS MATERIALS - GENERAL STANDARD FCLU 3.4.5(B): If any use on the development site may entail the use or storage of hazardous materials (including hazardous wastes) on -site, the project shall be designed to comply with all safety, fire and building codes for the use and storage of the hazardous materials involved. Adequate precautions shall be taken to protect against negative off -site impacts of a hazardous materials release, using the best available technology. > HAZARDOUS MATERIALS IMPACT STUDY FCLUC 3.4.5(C): A HMIA (Hazardous Materials Impact Analysis) shall be submitted to the Poudre Fire Authority for approval. This analysis shall provide basic information on the project (including site layout and proposed hazardous materials use), describe likely incident scenarios, describe mitigation actions designed to limit the potential for off -site impacts on adjacent land uses or environment and describe emergency response measures in the even of a spill. Based on the information provided in the impact analysis, recommendations will be made by the Poudre Fire Authority to the relevant decision maker to protect against off -site impacts. If a HMIA is required for a development proposal, a statement indicting that such a study has been required will be included in all required written notices to property owner as defined by Section 2.2.6. of the Code, to the extent reasonably feasible. Refer to FCLU 3.4.5 for more information. Response: The building and systems will be designed to be in compliance with IBC requirements for H-3 Occupancies, the IFC requirements for Hazardous Materials and integrate the recommendations made by Poudre Fire Authority. Department: Stormwater Engineering Contact: Dan Mogen, , dmogen fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/14/2014 10/14/2014: City and applicant need to discuss all requirements associated with underground detention. Response: Acknowledged. Comment Number: 2 Comment Originated: 10/14/2014 10114/2014: Porous pavement is required as part of LID. Please clarify how this requirement will be met — pavers were not noted on the utility plans. 13 River District Block 8 Mixed -Use Development PDP November 5, 2014 Page 12 of 16 Roof Access will be provided by extending an internal building stairway from level 1 to the roof. This stairway will be provided with the required code signage indicating its roof access. Response: Fire Lane Specification: Per the discussions at the 11.05.2014 meeting, a 15' emergency access easement is provided on the east side of the building. Comment Number: 2 10/14/2014: FIRE STANDPIPE SYSTEM Comment Originated: 10/13/2014 IFC Sections 905 and 913: Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 or the 2006 International Fire Code. Approved standpipe systems shall be installed throughout buildings where the floor level of the highest story is located more than 30 feet above the lowest level of fire department vehicle access. The standpipe system shall be capable of supplying at minimum of 100 psi to the top habitable floor. HYDRANT FOR STANDPIPE SYSTEMS 2012 IFC 507.1.1: Buildings equipped with a standpipe system installed in accordance with Section 905 shall have a fire hydrant within 100 feet of the fire department connections. Note: The distance is permitted to exceed 100 feet where approved by the fire code official. Response: Hydrant locations were discussed in the meeting with Poudre Fire Authority on 11.05.2014 and is was determined that the fire hydrant location along Willow at the Northeast corner of the building would be the most usable location. Comment Number: 3 Comment Originated: 10/14/2014 10/14/2014: SECURITY GATES IFC 503.6: The installation of security gates across a fire apparatus access road shall be approved by the fire chief. Where security gates are installed, they shall have an approved means of emergency operation. The security gates and the emergency operation shall be maintained operational at all times. An access plan for the man -gates, for the purpose of gaining fire access to the building's perimeter, shall also be reviewed and approved. Gates securing fire apparatus access roads shall comply with all of the following criteria: 1. The minimum gate width for vehicle access shall be 20 feet. 2. Gates shall be of the swinging or sliding type. 3. Construction of gates shall be of materials that allow manual operation by one person. 4. Gate components shall be maintained in an operative condition at all times and replaced or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with an unapproved padlock, or chain and padlock, unless they are capable of being opened by means of forcible entry tools or when a key box containing the key(s) to the lock is installed at the gate location. 7. Gate design and locking device specifications shall be submitted for approval by the fire code official prior to installation. Response: These provisions and guidelines have been noted and will be integrated as a part of the security gate design and operation in collaboration with Poudre Fire Authority. 12 River District Block 8 Mixed -Use Development PDP November 5, 2014 Page 11 of 16 of a paved surface and accessible by a line truck. Response -The current plan has two 3000amp services to feed a main tie main switchboard. The service size will be confirmed in the Design Development documents, at which time the C-1 form will be completed and verify actual utility sizing. The Transformers are currently located with a paved surface directly adjacent along Willow Street for direct accessibility. Comment Number: 2 Comment Originated: 10/15/2014 10/15/2014: Power will be coming from Lincoln Ave. in order to avoid tearing up new facilities in Linden St. We will need to coordinate a route for the power to take. Two possible routes include along Lincoln and Willow to get to the property site or through the property access on Lincoln Ave. Light and Power will work with the property developer/owner to obtain easements if necessary. Response: We will work with Light and power on easement coordination. Both options are currently acceptable. One request we have is planning around minimum down time. In the event that primary power is compromised, which option provides the opportunity for the fastest response time to reefed power to the facility. Comment Number: 3 Comment Originated: 10/15/2014 10/15/2014: We will need to coordinate streetlighting with street trees. Large shade trees need to be at least 40' from streetlights and ornamental trees need to be at least 15' from the lights. Response: Streetlight coordinated and added Department: PFA Contact: Jim Lynxwiler, 970-416-2869, ilynxwiler@poudre-fire.org Topic: General Comment Number: 1 10/14/2014: FIRE ACCESS Comment Originated: 10/13/2014 > FIRE LANE SPECIFICATIONS. The proposed 20' EAE on the east side of the building appears to be in conflict with deliveries and loading/off-loading of large trucks. Fire lanes are to maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance at all times. > AERIAL FIRE APPARATUS ACCESS. In order to determining if aerial apparatus access is being provided for at this site, details need to include the ultimate width of Willow Street and if parking is being allowed on either side. > ROOF ACCESS. New buildings four or more stories in height shall be provided with a stairway to the roof. Stairway access to the roof shall be in accordance with IFC 1009.12. Such stairways shall be marked at street and floor levels with a sign indicating that the stairway continues to the roof. Response:The design team met with PFA to address many of these issues on 11.05.2014 and have provided the following revisions to address the above concerns: Fire Truck Access has been provided with 2 Fire staging locations, 1 along Linden at the Southwest corner of the site and the other along Willow at the Northeast corner of the site. In addition a widened service lane to provide an unobstructed path for fire truck access has been provided beyond the loading/unloading trucks for the facility. This has an unobstructed overhead clearance that is greater than 14' in clearance. A no parking fire staging area is being provided at the Northeast corner of the site along Willow that is within the 30' maximum distance for aerial fire apparatus access. 11 River District Block 8 Mixed -Use Development PDP November 5, 2014 Page 10 of 16 Construction shall comply with the following adopted codes as amended: 2012 International Building Code (IBC) 2012 International Residential Code (IRC) 2012 International Energy Conservation Code (IECC) 2012 International Mechanical Code (IMC) 2012 International Fuel Gas Code (IFGC) 2012 International Plumbing Code (IPC) as amended by the State of Colorado 2014 National Electrical Code (NEC) as amended by the State of Colorado Accessibility: State Law CRS 9-5 & ICC/ANSI Al17.1-2009. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Load: 100- MPH 3 Second Gust Exposure B. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code Use 1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC. 2. Multi -family and Condominiums 3 stories max: 2012 IECC residential chapter. 3. Commercial and Multi -family 4 stories and taller: 2012 IECC commercial chapter. Fort Collins Green Code Amendments effective starting 1-1-2012. A copy of these requirements can be obtained at the Building Office or contact the above phone number. River District — project specific concerns: 1. Fire -sprinkler systems are required. 2. Upgraded insulation is required for buildings using electric heat or cooling. 3. Low -flow Water -sense plumbing fixtures (toilet, faucets, shower heads) are required. 4. Low VOC interior finishes. 5. Distillery occupancy requires haz-mat review from Building and Fire depts. City of Fort Collins Building Services Plan Review 416-2341 Response: The above listed provisions have been reviewed and integrated into the design and analysis of this project. We had a very productive pre -submittal meeting with Russel Hovland on 11.05.2014 to present and discuss these issues as they relate to this building and look forward to further collaboration as the design continues to be refined. Department: Light And Power Contact: Janet McTague, 970-224-6154, imctaguecDfcgov.com Topic: General Comment Number: 1 Comment Originated: 10/15/2014 10/15/2014: Light and Power will need a completed C-1 form indicating size and type of electric power needed. We will also need to coordinate a transformer location that is within 10' 10 River District Block 8 Mixed -Use Development PDP November 5, 2014 Page 9of16 differentiation through the use of durable and high -quality materials all aid in breaking up the building's large massing and assist in its compatibility with the surrounding historic agricultural/industrial context. Response:Thank you for the affirmation and support of our design and intent to comply with the recently adopted R-D-R Design Standards and Guidelines Comment Number: 2 Comment Originated: 10/14/2014 10/14/2014: Staff has concerns regarding the design of the "pub" element on the building's southwest corner. This section of the building does not appear to meet the design intent of the R-D-R Zone, and is not in line with the agricultural/industrial vision for this industrial district. It is important to note that in its discussions regarding the R-D-R Zone District Design Guidelines and Standards, City Council was very clear about its desire to see projects in the area be authentic to the existing historic industrial/agricultural character of this district, rather than the commercial character found in the historic buildings on the other side of Jefferson in the Old Town Historic District. This vision - which is articulated in the R-D-R Zone District Design Guidelines - describes the inappropriateness of elaborate architectural treatments such as decorative cornices, moldings, door and window surrounds, and awnings, in favor of simple, even austere, elements. Additionally, the pub appears to be closely mimicking a faux historic building, one that would not have been built in this District. Buildings and stylistic components should take reference from the historic character of this District, while still clearly distinguishable as products of their own time. Response: We are continuing to study and evolve the design of the Pub element along Linden to provide the appropriate architectural character of this element and its integration into the building and the character of this district. This will be further developed for the upcoming Landmark Preservation Commission Meeting in December. Comment Number: 3 Comment Originated: 10/14/2014 Before the project is ready for Hearing, it will need to receive a recommendation from the Landmark Preservation Commission to the Decision Maker. Response: The exterior design will be presented to the Landmark Preservation Commission in December for comment and approval prior to the Hearing. Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland(a)fcgov.com Topic: Building Inspection Plan Review Comment Number: 1 10/10/2014: Comment Originated: 10/10/2014 Building Permit Pre -Submittal Meeting Pre -Submittal meetings are offered to assist the designer/builder by assuring, early on in the design, that the new commercial or multi -family projects are on track to complying with all of the adopted City codes and Standards listed below. The proposed project should be in the early to mid -design stage for this meeting to be effective and is typically scheduled after the Current Planning conceptual review meeting. Applicants of new commercial or multi -family projects are advised to call 416-2341 to schedule a pre -submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage and type of construction being proposed. IN River District Block 8 Mixed -Use Development PDP November 5, 2014 Page 8 of 16 10/14/2014: Please show locations of any street lights and if any occur provide tree locations that meet the tree light separation standard. Canopy shade trees 40feet from street lights Ornamental trees 15 feet from street lights Response: Street lights have been shown and tree separation has been maintained Comment Number: 4 Comment Originated: 10/14/2014 10/14/2014: Specify tree grates by type and model for trees in sidewalk cut outs along Willow. Also specify these trees as 3.0 inch caliper to provide higher branching at planting for improved pedestrian clearance. Response: Tree grates shall match existing tree grates on Linden. A note has been added to upsize street trees to 3" caliper. Comment Number: 5 Comment Originated: 10/14/2014 10/14/2014: Please provide a separate planting detail for trees to be planted with tree grates. Response: A tree grate detail has been added. Comment Number: 6 Comment Originated: 10/14/2014 10/14/2014: Provide a final landscape plan identifying all plant material by species and size. Response: A final landscape plan shall be submitted at Final. Comment Number: 7 Comment Originated: 10/14/2014 10/14/2014: Place the following note with large print and a bold outline on the landscape plan. A free permit must be obtained from the City Forester before any City street trees are planted in the sidewalk cutouts along Willow Street. Street tree locations and numbers may change to meet actual utility/tree separation standards. Landscape contractor must obtain approval of street tree locations after utility locates. Street trees must be inspected and approved before planting and before the permit is issued. Failure to obtain this permit is a violation of the code of the City of Fort Collins. Response: The note has been added. Department: Historical Preservation Contact: Josh Weinberg, 970-221-6206, iweinber-gift Topic: General Comment Number: 1 Comment Originated: 10/14/2014 10/14/2014: Overall, staff is very pleased with this project and its ability to largely meet the intent and provision of the R-D-R Zone District Design Standards and Guidelines and its compatibility with the surrounding Old Town National Register Historic District. The step backs, articulation, and River District Block 8 Mixed -Use Development PDP November 5, 2014 Page 7 of 16 Avenue's pedestrian connectivity and tie into a proposed sidewalk on Lot 1 that appears to end at the driveway. Response. The drive access to Lincoln has been removed from this project. Comment Number: 18 Comment Originated: 10/15/2014 10/15/2014: Depending on emergency access considerations and the width of Willow Street absent of parking, will PFA need the driveway out to Lincoln as an emergency access easement? Response: The drive access to Lincoln has been removed from this project. Contact: Sheri Langenberger, 970-221-6573, slangenbergercD ov.com Topic: General Comment Number: 1 Comment Originated: 10/06/2014 10/06/2014: The acreage on the plat did not match the acreage on the TDRFee calculation sheet. Using the acreage being plated the project owes an additional $259.50 for the PDP TDRFees. Response Additional fee has been provided at the re -submittal on 11/12/14. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com Topic: General Comment Number: 1 10/15/2014: No comments. Response: Acknowledged. Comment Originated: 10/15/2014 Department: Forestry Contact: Tim Buchanan, 970-221.6361, tbuchanan(a)fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 10/14/2014 10/14/2014: Evaluate providing a closer spacing of street trees along Willow to achieve 40 foot spacing where feasible. Response: The trees have been adjusted to 30' O.C. Comment Number: 2 Comment Originated: 10/14/2014 10/14/2014: Contact the City Forester for an on -site meeting to obtain tree inventory information to include on the plan. Response: On -site meeting was held with the City Forester. The only trees on site are the three along Linden in the right-of-way and they will be preserved. A tree inventory and tree protection notes has been provided on the landscape plan. Comment Number: 3 Comment Originated: 10/14/2014 7 River District Block 8 Mixed -Use Development PDP November 5, 2014 Page 6 of 16 10/15/2014. Under the presumption that ultimate curb, gutter and sidewalk is installed along Willow Street, the local street portion of curb, gutter and sidewalk is satisfied, with the City reimbursing .5 feet of sidewalk width. Depending on whether Willow Street pavement is correspondingly installed in what can be determined is the ultimate location and at local street width will determine whether local street pavement obligation is satisfied or would need to have an established repay collected. The Linden Street repay for the local street portion is required and indicated in the development agreement for the project. Response: Acknowledged Comment Number: 10 Comment Originated: 10/15/2014 10/15/2014: 9.3.2.A.1 of LCUASS would require that the driveway access onto Willow Street be done with a radius style drive approach (LCUASS detail 707). If there's a desire to keep the driveway pan design instead of the driveway radius, this can be explored under a LCUASS variance. We would want to have vehicle turning template information to verify that the turning movements can be accomplished within the driveway pan design. Response: The drive approach has been changed as requested Comment Number: 13 Comment Originated: 10/15/2014 10/15/2014: How are downspouts for roof drainage intended to convey? The pitched roof elevation along Willow Street in particular may be of concern with drainage not emptying onto the sidewalk and perimeter drains for downspouts should not be in right-of-way. Response: Downspouts from the pitched roof over the distillery space have been added to the north elevation and placed at locations of exterior planting beds for drainage containment and supplementary water for the plantings. The planter beds will have subdrains from the planters to the tree grates along Willow. The rest of the roof drains including the back side of the pitched distillery roof are being internally drained within the building. Comment Number: 14 Comment Originated: 10/15/2014 10/15/2014: Lincoln Avenue frontage needs to show sidewalk improvements along the property frontage, across the new driveway and tying into the existing sidewalk. The new driveway would need be built in concrete to the property line. In general, the site and landscape plans for this project should be showing the driveway out to Lincoln Avenue and sidewalk improvements on Lincoln Avenue; it shouldn't be considered "offsite" on the site and landscape plans. Response: The drive access to Lincoln has been removed from this project. Comment Number: 15 Comment Originated: 10/15/2014 10/15/2014: Is the driveway onto Lincoln Avenue intending to be an exit only driveway (which is implied on page 15 of the TIS under the "Parking" section)? If so, the radius on the north side of the driveway wouldn't appear to be needed and would confuse the exit only intent of the driveway. Additionally, as proposed, there appears to be an existing railroad sign that would have to be relocated as it would appear to be within the driveway as well and should be indicated. What is the proposed radius for the driveway approach? Response: The drive access to Lincoln has been removed from this project. Comment Number: 16 Comment Originated: 10/15/2014 10/15/2014: The driveway out to Lincoln Avenue appears to afford the ability to provide a similar connecting sidewalk along the driveway that would link the development to Lincoln 9 River District Block 8 Mixed -Use Development PDP November 5, 2014 Page 5 of 16 right-of-way. Access lid to the vault should be shown on the plans if to remain in public sidewalk. Is the proposed street tree on the landscaping plan just west of the vault a conflict? Response: The water meter pit location needs to remain in the Willow sidewalk at this time. We will coordinate with the various utility providers as needed to ensure that their facilities are able to continue serving the area. The lid vault has been shown as requested, and the street tree locations have been updated. Comment Number: 17 Comment Originated: 10/15/2014 10/15/2014: Has enough detail grading been performed to determine whether offsite construction easements might be needed from Mawson Lumber? The grading plan would need additional grading information/spot elevation along the building side and the driveway to help make a finding. Additionally, will need to ensure that the driveway out to Lincoln doesn't negatively impact drainage onto neighboring properties as well as limit the amount of area sheetflowing over the Lincoln Avenue sidewalk to less than 750 square feet. Response: Detailed grading has been completed, and no offsite grading is expected at this time. Additional spot elevations are shown on the plans to help illustrate the proposed grading concept more effectively. The need for construction easements will be determined with final plans. The drive to Lincoln has been removed from this project. Topic: General Comment Number: 2 Comment Originated: 10/15/2014 10/15/2014. The site plan shows the placement of bike racks along the Willow Street sidewalk. These bike racks appear to be bike racks that are required under the Land Use Code and when required by code, would need to be located outside of public right-of-way. Response: There are now the required number of parking spaces located within the property. In addition, there are now bike racks located within on -street parking spaces and not along the sidewalk. It is understood that the spaces within the ROW cannot be counted toward the requirement. Comment Number: 4 Comment Originated: 10/15/2014 10/15/2014: The development plan needs to provide information on how, (with the curb and gutter being installed along Willow Street), would the street layout work from a horizontal and vertical perspective. What would be the striping, parking, bike and travel lane operation for the full Willow Street resulting from this (horizontal control/striping plan) with the railroad track in mind? How will (from a preliminary design information standpoint at this time) the roadway drain and provide typical cross -sections along Willow Street for this. Response: Additional information has been provided as requested, including interim cross -sections, ultimate cross sections, an ultimate flowline profile, and ultimate centerline profile. Striping plans for both the interim and ultimate configuration have also been provided. Comment Number: 7 Comment Originated: 10/15/2014 10/15/2014: It is a little unclear on the extent of sidewalk being provided on Willow Street. The 10.5 sidewalk width indicated along Lot 1 should continue along Lot 2 and tie into the existing sidewalk west of the diagonal parking spots. Response: The sidewalk has been extended as requested. Comment Number: 8 Comment Originated: 10/15/2014 5 River District Block 8 Mixed -Use Development PDP November 5, 2014 Page 4 of 16 Topic: Building Elevations Comment Number: 12 Comment Originated: 10/15/2014 10/15/2014: Please depict where the property line boundaries are on the building elevations. It would be helpful to see where the Linden Street and Willow Street rights -of -way are, along with the property line between this project and Mawson Lumber. Response: Vertical Property Lines have been added to the exterior elevations for reference. Topic: Construction Drawings Comment Number: 3 Comment Originated: 10/15/2014 10/15/2014: Under the presumption that the transformers shown behind Willow Street are City maintained (and locked as a result) then the access doors swinging into right-of-way are acceptable. Otherwise if this is some sort of privately maintained system, the doors cannot be designed to swing out into right-of-way. Response: The doors of the transformers have been designed to fully open 180 degrees so that when serviced the doors are contained within the property line. Comment Number: 5 10/15/2014: Comment Originated: 10/15/2014 10/15/2014: With the grading plan showing a finish floor elevation of 71.90, is this intending to be consistent for the entire building? This would appear to be problematic with the proposed flowline design for Willow Street as the flowline is 3 to 4 feet lower than the finish floor towards the eastern side of the building and maintaining an ADA compliant attached sidewalk. Response: Yes, the entire building will have the same finished floor elevation. Stairs will be used at the entries along Willow to allow access to the lower attached sidewalk. The attached concrete sidewalk will maintain ADA compliance Comment Number: 6 Comment Originated: 10/15/2014 10/15/2014: New curb and gutter and sidewalk needs to be shown along Willow Street tying into the existing sidewalk, curb and gutter. The existing storm inlet in the Willow Street right-of-way would appear to need to be changed to a Type R inlet with the extension of curb and gutter. Response: New curb and gutter is now shown along Willow for the entire length to the existing curb, gutter and sidewalk east of the project boundary. The existing area inlet will be removed with this project, and the ultimate Type'R' inlet will be constructed in conjunction with the ultimate curb and gutter. Comment Number: 9 Comment Originated: 10/15/2014 10/15/2014: Is the proposed 15" RCP west of the existing inlet referenced in the previous comment considered a private storm line? If so, the crossing of it in right-of-way should be minimized by having the line remain on private property and then cross into right-of-way behind the inlet. An encroachment permit would be needed for this crossing. Response: The proposed 15" RCP is private, and has been moved out of the ROW to the greatest extent possible. Comment Number: 11 Comment Originated: 10/15/2014 10/15/2014: The proposed water vault in the Willow Street sidewalk appears to limit the ability of other utility providers to utilize the Willow Street sidewalk. With it not being considered a private improvement, this isn't a concern from a right-of-way usage standpoint, however if utility servicing needs are impacted, it may be better served to be moved outside of Willow Street 4 River District Block 8 Mixed -Use Development PDP November 5, 2014 Page 3 of 16 Landscape Plan to add a note describing the nature and extent of the screen walls in the Service Area. -response: The spirit tanks have been labeled. The access doors to face the building. Comment Number: 6 Comment Originated: 10/15/2014 10/15/2014: The Lighting Plan is sufficient for a P.D.P. At the time of submittal for Final Plan, please be sure to adjust the illuminance plan and such that the Light Loss Factor is 1.00. Also, at Final, please add a column indicating the quantity of each fixture. Response: Acknowledged. Response: Note added. Comment Number: 7 Comment Originated: 10/15/2014 10/15/2014: Regarding the Lighting Plan, please add a General Note to the Site Plan Cover Sheet stating that all exterior light fixtures shall feature fully -shielded and sharp cut-off luminaries. Comment Number: 8 Comment Originated: 10/15/2014 10/15/2014. The architecture of the building demonstrates a high degree of compliance with the recently adopted R-D-R Design Standards and Guidelines. Staff applauds the design team for capturing both the spirit and intent of these new provisions. For being the first project to be reviewed under these new regulations, River District Block 8 sets a new standard for all subsequent applications. Staff is concerned, however, that the there is one component that may need refinement. The height of the smokestack at 120 feet is 40 feet higher than the five story tower, and, as such appears out of proportion with the overall mass of the building. Staff recommends that the height of smokestack be reduced to more closely align with the tower at 80 feet (plus or minus). Bringing down the smokestack to a height that approximates the tower would help balance out the overall proportionality of the entire structure. Response: We are pleased to hear of staff's endorsement of the building design. We have taken your concern of the smokestack height and revised it to 100 feet. We feel this is the correct height to provide a visual balance with the tower while still keeping the smokestack as the highest element as it traditionally is in most structures that contain a smokestack. Comment Number: 9 Comment Originated: 10/15/2014 10/15/2014: In the service area, there is, as expected, a heavy reliance on screen walls to protect and screen the various outdoor aspects of the distillery. These walls are described as scored ground -faced c.m.u., color gray. Please note that the Guidelines address screen walls and suggest a higher quality of screening by calling for such walls to be integrated with the design of the site and designed to be within the character of the building. Please consider adding details or features or a material change to soften these walls. As mentioned at Preliminary Design Review, the southwest side of the site, at one time, included a rail spur. Perhaps the design of the screen walls can creatively recall this feature in some way. Or, alternatively, the walls can be mitigated by use of trellis and vines. Response: We agree with the suggestion of better integrating the service area to the rest of the building and have incorporated brick masonry in this service area to match the brick at the adjacent distillery portion of the building. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata(a)fcgov.com 3 River District Block 8 Mixed -Use Development PDP November 5, 2014 Page 2 of 16 Where are the 2 enclosed bike spaces? Response: It has been determined that we will use two on -street parking spaces for bicycle parking. The two enclosed spaces will be located within the building. Comment Number: 3 Comment Originated: 10114/2014 10/14/2014: Does the applicant intend on allowing Wireless telecommunication on any parts of the building in the future? Response: There is no wireless telecommunication on this building as part of this development. Future wireless telecommunications would be evaluated on a case by case basis. Contact: Ted Shepard, 970-221.6343, tshepardO)fcQov.com Topic: General Comment Number: 1 Comment Originated: 10115/2014 10/15/2014: On the cover sheet, please add the Height Analysis sheets to the index. Response: The Height Analysis Sheets have been added to the Cover Sheet and numbered 8-12. Comment Number: 2 Comment Originated: 10/15/2014 10/15/2014: The amount of bike parking provided in fixed racks, while complying with the minimum, appears to be inadequate, especially for weekend tours, dining and events. Perhaps additional bike parking can be provided along Linden Street rather than solely relying upon Willow Street. Also, since there is no vehicle parking onsite, employees would benefit from additional bike parking in the service area which offers security over the course of a shift, particularly a swing or night shift (if distillery activities require overnight operations). Response: 24 spaces for employees have been added to the southeast portion of the site. 38 additional bike racks are proposed in two vehicular parking spaces (similar to the New Belgium racks on Mountain near Mason) and a triangular area near the intersection Comment Number: 3 Comment Originated: 10/15/2014 10/15/2014: On the Landscape Plan, there is a gap in the street trees along Linden Street that is 75 feet wide. If there is conflict with an existing street light, please fill this gap with an ornamental tree. Along Willow, there is a linear foot distance of 300 feet which calls for 7 - 8 street trees but only six are provided. Again, if there is a conflict with a street light, please use ornamentals. Response: An ornamental tree has been added. Comment Number: 4 Comment Originated: 10/15/2014 10/15/2014: On the Landscape Plan, please add a general note as to whether or not there are any existing trees on the site. If so, have these trees been evaluated by the City Forester. If found to be valuable, and cannot be preserved, then a mitigation schedule would be necessary. Response: There are existing trees within the right-of-way but not any on site. These trees shall be preserved and protected. The tree protection notes and tree inventory are located on the landscape plan. Comment Number: 5 Comment Originated: 10/15/2014 10/15/2014: On the Landscape Plan, please label the Spirit Storage Tanks. (Is it intended for the access doors to these tanks face away from the distillery?) It would be helpful on the FA land planning . landscape architecture = urban design a entitlement November 5. 2014 Ted Shepard City of Fort Collins 281 N. College Ave. Fort Collins, CO 80522 RE: River District Block 8 Mixed -Use Development (Old Elk Distillery), PDP140016, Round Number 1 Please see the following summary of comment responses regarding the above referenced project. If you have questions about any comments, you may contact: Ripley Design Inc. for comments in Red Northern Engineering for comments in Orange Blue Ocean for comments in Blue Oz Architecture for comments in Purple Delich Associates for comments in Cyan David Nelson & Associates for comments in Dark Blue Comment Summary: Department: Planning Services Contact: Noah Beals, 970-416-2313, nbeals(cDfcgov.com Topic: General Comment Number: 1 Comment Originated: 10/14/2014 10/14/2014: In the lighting plan W2, W3, W5, and P1 have options were the light source is not fully shielded. Please remove these options. Response: Removed Will light fixture W4 be installed with the light projecting down? Response: Yes, LED source will be aimed down. How are light fixtures R2 and R3 mounted? Does the light from these project up or down? Response: Type R2 and R3 will be recessed in a channel and aimed down. Response: Noted The lighting plan identifies signage. Please include a note that indicates signage is not approved the PDP/FP and will be approved through separate sign permit. Comment Number: 2 Comment Originated: 10/14/2014 10/1412014: The required bicycle parking should be provided on site not in the Right of Way.