HomeMy WebLinkAboutTHE EXCHANGE - BASIC DEVELOPMENT REVIEW - BDR160019 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTSadded.
Comment Number: 2 Comment Originated: 10/25/2016
10/25/2016: Please show all abandonments and proposed services on the
utility plans.
NE Response: All requested info is now shown on the ility plans.
Comment Number: 3 Comment Originated: 10/25/2016
10/25/2016: The proposed fire service will need to connect to a new main in
Pine St as the current 4" main does not have adequate fire protection flow. In
2017, the City currently anticipates designing and constructing an extension to
the 8" main that runs from Jefferson to Old Firehouse Alley to bring it south to
Walnut.
Matt Fater is slated to be the Project Manager and will be working on design
when the time comes. Matt can be contacted at (970)416- 2146.
NE Response: Acknowledged. We have contacted Ma Fater and are working
to coordinate our construction with his. Currently, Cit plans anticipate the
new main being installed this spring.
Comment Number: 4 Comment Originated: 10/25/2016
10/25/2016: Please note individual water and wastewater services may be
required for the courtyard area. Additional detail to follow.
NE Response: Individual services have been added for ' ie courtyard.
Department: Zoning
Contact: Noah Beals, 970- 416- 2313, nbeals(cDfcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/25/2016
10/25/2016: Plans need to include the Mechanical (RTUs, vents, flues, meters,
boxes, conduit) locations and screening.
ALM2S Response: Acknowledged.
Comment Number: 2 Comment Originated: 10/25/2016
10/25/2016: Clearly label the property lines on the site and landscape plans.
RMS Response: The property line is shown on the site anc ndscape plans.
Comment Number: 3 Comment Originated: 10/25/2016
10/25/2016: Existing conditions are not meeting the minimum street tree
standards. Additional tree locations need to be included.
RMS Response: See landscape plans for additional street a locations.
Comment Number: 4 Comment Originated: 10/25/2016
10/25/2016: Where are the lighting plans?
RMS Response: See lighting plans in the submittal.
Comment Number: 5 Comment Originated: 10/25/2016
10/25/2016: Where are the elevations (details) of the trash and recycling
enclosure.
ALM2S Response: The trash enclosure is incorporated intc: ie east side of the east
container building will access off of the alley. It is screened
RM, 'Response: Noted.
updated
Comment Number: 8 Comment Originated: 10/26/2016
10/26/2016: There are line over text issues. See redlines.
RK' lesponse: Noted
Topic: Lighting Plan
Comment Number: 10 Comment Originated: 10/26/2016
10/26/2016: Please remove the address from the title block. Addressing could
change.
Res anse: Comment acknowledged.
Topic: Site Plan
Comment Number: 2
Comment Originated: 10/26/2016
10/26/2016: This is platted property. Please provide a legal description with
the Lots, Block & Subdivision.
RNI, ?esponse: See G001 for legal description.
Comment Number: 3 Comment Originated: 10/26/2016
10/26/2016: Some of the sheet titles in the sheet index do not match the sheet
titles on the noted sheets. See redlines. RMS Response: The plans have been
Comment Number: 4 Comment Originated: 10/26/2016
10/26/2016: Please remove the address from the title block. Addressing could
change.
RMI' Response: The plans have been updated.
Comment Number: 5 Comment Originated: 10/26/2016
10/26/2016: There are line over text issues. See redlines.
RMI Response: The plans have been updated.
Comment Number: 6 Comment Originated: 10/26/2016
10/26/2016: There are spelling issues. See redlines.
RM.: Response: The plans have been updated.
Department: Traffic Operation
Contact: Nicole Hahn, 970- 221- 6820, nhahn(a�fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/25/2016
10/25/2016: Please provide a narrative describing the anticipated traffic
generated at this site. We would like to get a better understanding of the
existing and new traffic generated by the site (mode split etc). Please
information about parking in this narrative.
RIVII Response: A traffic memo was sent to the planner for review to obtain an
alte hive compliance. This was approved.
Department: Water- Wastewater Engineering
Contact: Dan Mogen, 970- 224- 6192, dmogen(a)fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/25/2016
10/25/2016: Please show existing services to the site.
NE Response: The requested info has been
NE Response: The requested information and discussic is have been included
with the resubmittal.
Comment Number: 3
Comment Originated: 10/25/2016
10/25/2016: The proposed LID appears to be sufficient; however, please
review the provided exhibit as the treatment area listed seems to be all of Basin
Al and isn't reduced by untreated and pervious areas.
NE Response: The requested information has been upc Aed.
Contact: Jesse Schlam, 970- 218- 2932, jschlam(a_fcgov.cc
Topic: Erosion Control
Comment Number: 1
Comment Originated: 10/17/2016
10/17/2016: 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 do not meet requirements. Please submit; Erosion Control Plan,
Erosion Control Report, and an Escrow / Security Calculation. If you need
clarification concerning the erosion control section, or if there are any questions
please contact Jesse Schlam 970- 218- 2932 or email @ jschlam@fcgov.com
NE Response: Acknowledged.
Department: Technical Services
Contact: Jeff County, 970- 221- 6588, icounty(&fcgov.com
Topic: Building Elevations
Comment Number: 9 Comment Originated: 10/26/2016
10/26/2016: Please remove the address from the title block. Addressing could
change.
ALM2S Response: Acknowledged.
Topic: Construction Drawings
Comment Number: 11 Comment Originated: 10/27/2016
10/27/2016: This is platted property. Please provide a legal description with
the Lots, Block & Subdivision.
NE Response: The requested info has been provided.
Comment Number: 12 Comment Originated: 10/27/2016
10/27/2016: Please remove the address from the title block. Addressing could
change.
NE Response: The requested info has been removed.
Comment Number: 13
Comment Originated: 10/27/2016
10/27/2016: Some of the sheet titles & numbers in the sheet index do not
match the sheet titles on the noted sheets. See redlines.
NE Response: The requested corrections have been m__-ie.
Comment Number: 14 Comment Originated: 10/27/2016
10/27/2016: There are text over text issues. See redlines.
NE Response: All redlines have been addressed.
Topic: Landscape Plans
Comment Number: 7 Comment Originated: 10/26/2016
10/26/2016: Please remove the address from the title block. Addressing could
change.
Comment Number: 3 Comment Originated: 11/02/2016
11/02/2016: A Lighting Plan will be required that specifically address Planning
comments 11 —13 of the PDR comment letter.
Res[ ;nse: Comment #11 fixtures provided will be cut off type and Cafe lights will be
minis al lumen output with control to turn off at end of business hours. Comment #12
whey possible exterior fixtures will be provided with dimming controls, all fixtures will be
circu ed to allow reduction of select fixtures to minimize light output after normal
bush ass hours. Comment #13 all fixtures will 3000-kelvin color temperature and light
loss actor of 1.0 has been utilized.
Comment Number: 4 Comment Originated: 11/02/2016
11/02/2016: Regarding the upper level shipping containers, it is not clear from
the architectural elevations which is the front and which is rear. Or, perhaps,
these ends are actually sides due to the entry. Please label accordingly,
especially where the entrance is expected.
RM Zesponse: See building elevations for more information regarding the
cont ier buildings.
Comment Number: 5 Comment Originated: 11/02/2016
11/02/2016: Notwithstanding the previous comment, Staff is concerned about
the upper portions of the west elevation of the west cluster of shipping
containers and the east elevation of the east cluster of shipping containers. The
elevations need to be mitigated with the same techniques that would otherwise
be used on small box- like buildings. Please consider a variety of techniques
such as, but by no means limited to, fenestration, projections, overhangs,
cornices, introducing a non- rectilinear form, or cladding with a contrasting
material.
ALN' 3 Response: Per our follow up meeting on 11/7, we reviewed 3D views and
pers ectives of the container buildings. These buildings utilize setbacks, steel
deta rig, railing and large expanses of glazing for articulation and additional
elen ants were deemed unnecessary from what we understood.
Also please consider offsetting wall the planes by stepping back the upper
containers versus a strict vertical alignment. Perhaps the design team would
consider adding a subtle roof feature on the endcaps to create differentiation.
Perhaps the wire mesh railing could be carried across one or two of the
containers. The concept is to mitigate and soften the upper level containers, not
try to hide them as that would be impossible.
ALNI ^3 Response: Per our follow up meeting on 11/7, we reviewed 3D views and
pers ectives of the container buildings. These buildings utilize setbacks, steel
deta ng, railing and large expanses of glazing for articulation and additional
elen !nts were deemed unnecessary from what we understood.
Department: Stormwater Engineering
Contact: Dan Mogen, 970- 224- 6192, dmoaen(cDfcaov.com
Topic: General
Comment Number: 2 Comment Originated: 10/25/2016
10/25/2016: In the memo, please include discussion of existing drainage
patterns and the modifications. It appears that drainage from the existing
buildings will remain unchanged; please state this in the memo. Where does
drainage from the courtyard area currently outfall? If this area is currently
draining to a different location than proposed, please show there is adequate
capacity to change the outfall to the existing inlet in Pine St.
NE Response: Acknowledged. Thank you for following up.
Comment Number: 4 Comment Originated: 10/28/2016
10/28/2016: EXITING
Exiting from any individual patio or enclosure with a combined occupant load
exceeding 49 will require two exits meeting appropriate separation distances.
Gate swing shall be in the direction of travel. As the outdoor design plans are
conceptual in nature with no occupant loads shown, exiting from the individual
patios will be evaluated when more information is made available or at time of
building permitting. Exit widths for the entire enclosure will need to meet the total
calculated occupant load of the combined spaces and gates will need to swing
in the direction of exit travel. At this time, the main gates shown do not.
RMS Response: The gates can be accommodated to fulfill II Jlding code. This can
be more closely evaluated when building permitting takes K: ice.
Comment Number: 5 Comment Originated: 10/28/2016
10/28/2016: OTHER COMMENTS
At this time the site plan is unclear on several points.
> Gating of the main entry facing College Ave is one of these. Is this proposed?
RMS Response: There is a proposed gate at the College A entrance.
> I believe there was discussion at one point about the possibility of allowing
mobile food trucks to utilize the space. If that is still being considered, it is
unclear how they would enter or exit the area.
RMS Response: There is no intent for mobile food trucks.
> The intended use for some of the rectangular shaped areas within the plaza
remain somewhat undefined. Some appear to be structures with doors (food
vendors) while others are concrete pads. More information is requested.
RMS Response: See building elevations for more inforni i regarding these
containers.
To this end, other PFA comments may arise as the proposal becomes more
definitive in scope.
Department: Planning Services
Contact: Ted Shepard, 970- 221- 6343, tshepard(cDfcaov.coir
Topic: General
Comment Number: 1 Comment Originated: 11/02/2016
11/02/2016: As you are aware, doors along the public right- of- way are not
allowed to swing out over the right- of- way line which is typically located at the
back of the sidewalk. Staff recommends that the alcove, or foyer, or entry bay
between the door and the property line that is on the private property side of the
line be embellished with 45- degree "wing walls" versus 90- degree. The angled
entryway, with sufficient depth, and storefront windows, is more like the style
found one block to the south.
ALM2S Response: Door swinging out onto College Ave ha been eliminated and
are either recessed into the building or swing to the interior de of the building.
Comment Number: 2 Comment Originated: 11/02/2016
11/02/2016: The use of the Alternative Compliance provision to address the
proposed parking per square foot ratio appears reasonable for this site and I
look forward to your analysis.
RMS Response: The traffic memo was sent to the planner f r review. We will need
to obtain an alternative compliance.This memo was approved.
Department: PFA
Contact: Jim Lynxwiler, 970- 416- 2869,
Topic: General
Comment Number: 1
jlynxwiler(a)poudre- fire.org
Comment Originated: 10/14/2016
06/09/2016: FIRE ACCESS
PFA has concerns regarding the apparent reconfiguration and narrowing of the
alley access at Pine Street. Fire access for the 200 block of North College is
already problematic and PFA would be opposed to any further constriction of
the alley entrance. PFA would support an enhanced, dual purpose access
design at this location which both allowed for pedestrian and fire access.
NE -response: Exhibits showing the PFA vehicle movement into and out of
the alley -;ave been provided showing that the proposed improvements do
not have an ,'verse effect.
Comment Number: 2 Comment Originated: 10/26/2016
10/26/2016: ALLEY ACCESS
Alley access is typically not acceptable for fire access however in this particular
circumstance, since fire access cannot be measured from an arterial road
(College or Jefferson), redevelopment of this site will mandate that alley access
be maintained and upgraded as needed. Without adequate access, portions of
the site will be considered out- of- access and alternative means and methods
for meeting the intent of the fire code will be required. Further discussion is
advised.
Future plans will need to show the full alley design/dimensions in order to
adequately determine if fire access requirements are being met with this
proposed site.
NE Response: Exhibits showing the PFA vehicle movement into and out of the
alley have been provided showing that the proposed improvements do not
have an adverse effect.
Comment Number: 3 Comment Originated: 10/26/2016
10/26/2016: WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. Hydrant spacing is required to within 300' of any Commercial
Building as measured along an approved path of vehicle travel, with hydrants
installed on 600' centers. Hydrants on the opposite sides of major arterial
roadways are not considered accessible. Existing condition of the site is that
hydrant separation distance to buildings is within 300' and considered
satisfactory. The requirement to maintain 600' separation distances between
hydrants along College is problematic in this area. At this time, hydrant spacing
along the east side of College Ave exceeds maximum allowable distance
separations. Further discussion will be needed.
10/28/2016: FOLLOW UP TO ABOVE COMMENT
I met with the fire marshal today regarding this project. While he has concerns
regarding hydrant separation distances, he is not of the opinion that this project
bare the full burden of hydrant service upgrades along College since all
buildings concerned are existing and no new buildings are being proposed.
Further discussion with the project team and city utilities would be advisable at
this point to determine a long term plan for hydrant upgrade along College Ave
from LaPorte to the Poudre River.
Specifically regarding current landscape planting plan:
a. What is the reasoning behind the chosen deciduous shrubs shown on current
plan? There is opportunity to diversify here and adjust and/or add species.
I. Instead of Russian sage perhaps: A. cana (silver sage); A. tridentate
(western sage); A. filifolia (sand sage); A. nova (black sage); A. frigida
(fringed sage)
ii. Perhaps add: A. fruticose (false indigo); A. nana (dward leadplant); C.
incana (blue mist spirea); C. viscidifiorus (low rabbitbrush); P. besseyi (sand
cherry)
RMS Response: Russian sage has been substituted with Si ,w sage. We would like
to have a look that predominantly native grasses.
b. Nice diversity or ornamental grasses however an over- reliance on feather
reed grass and fountain grass. Perhaps add: A. gerardii (Big bluestem); B.
curtipendula (Sideoats grama); B. dactyloides (Buffalograss); A. hymenoides
(Indian ricegrass).
RMS Response: See updated planting plan. We want to she N more of a mono-
culture planting scheme, and that is the decision behind the ;mall list of plant
diversity.
Comment Number: 3 Comment Originated: 10/25/2016
10/25/2016: Our city has an established identity as a forward- thinking
community that cares about the quality of life it offers its citizens now and
generations from now. Thus, the City of Fort Collins has many sustainability
programs and goals that may benefit this project. Of particular interest may be
the:
1) Zero Waste Plan and the Waste Reduction and Recycling Assistance
Program (WRAP):
fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact
Caroline Mitchell at 970- 221- 6288 or cmtichell@fcgov.com
2) ClimateWise program: fcgov.com/climatewise/
3) Green Building Program: fcgov.com/enviro/green- building.php, contact Tony
Raeker at 970- 416- 4238 or traeker@fcgov.com
4) Solar Energy: www.fcgov.com/solar, contact Norm Weaver at 970- 416- 2312
or nweaver@fcgov.com
5) Integrated Design Assistance Program: fcgov.com/idap, contact Gary
Schroeder at 970- 224- 6003 or gschroeder@fcgov.com
6) Nature in the City Strategic Plan: http://www.fcgov.com/natureinthecity/,
contact Justin Scharton at 970- 221- 6213orjscharton@fcgov.com
Please consider City sustainability goals and ways this development can
engage with these efforts. Let me know if I can help connect you to these
programs.
RMS Response: Noted.
Comment Number: 6
Comment Originated: 10/25/2016
10/25/2016: The container module doors should not swing into the alley or
College sidewalk ROW.
ALK Response: These doors have been eliminated.
Comment Number: 7 Comment Originated: 10/25/2016
10/25/2016: Please clarify how the container modules will be used. The
design/operation of these should seek to prevent queuing along the public
sidewalk.
ALK > Response: There will be a coffee shop and restaurant user for the container
builc gs along College Ave. With these types of usage, long queuing lines are not
antic ated.
Comment Number: 8 Comment Originated: 10/25/2016
10/25/2016: Please add a property/ROW line to the site plan.
RM` 'esponse: The property line has been added to the site plan.
Comment Number: 9 Comment Originated: 10/25/2016
10/25/2016: Please send a legal description in word doc/email form so that it
can be copied/pasted into the development agreement/any other necessary
documents. kandrews@fcgov.com
NE R sponse: A legal description has been provided.
Contact: Sheri Langenberger, 970- 221- 6573, slangenberger(cHcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/24/2016
10/24/2016: The plans don't indicate what the existing building square footage
is and what is the proposed square footage. I need that information on the
plans in order to verify/ calculate the TDRFee.
RM. :esponse: See sheet LS100 for land use data.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970- 416- 4290, sblochowiak(aftgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/25/2016
10/25/2016: Thank you for providing a photometric plan with this BDR submittal
and site luminaire schedule and for selecting luminaires having a corrected
color temperate of 3000K or less. This aligns with American Medical
Association and International Dark Sky Association recommendations and
supports Nature in the City Strategic Plan efforts.
RV: 'esponse: Noted.
Comment Number: 2 Comment Originated: 10/25/2016
10/25/2016: City of Fort Collins Land Use Code requires that to the extent
reasonably feasible, all plans be designed to incorporate water conservation
materials and techniques [3.2.1 E(3)]. 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; songbirds)
landscaping and maintenance are highly encouraged; plantings should include
appropriate native vegetation, species diversity and variety in vertical structure.
Several resources are available online and by request to aid in native plant
choices.
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov. com/developmentreview
November 2, 2016
Mary Taylor
RUSSELL + MILLS STUDIOS
141 S COLLEGE AVE, SUITE 104
Fort Collins, CO 80524
RE: The Exchange, BDR160019, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of the above referenced project. If you have questions about
any comments, you may contact the individual commenter or direct your questions through
the Project Planner, Ted Shepard, at 970- 221- 6343 or tshepard@fcgov.com.
Comment Summary:
Department: Engineering Development Review
Contact: Katie Andrews, 970- 221- 6501, kandrews(ayfcgov. m
Topic: General
Comment Number: 2
Comment Originated: 10/25/2016
10/25/2016: It does not appear that the two driveway cuts along Jefferson or
the driveway cut on College near the College/Jefferson intersection are going to
be utilized. The 3 driveways will need to be closed and new
curb/gutter/sidewalk installed in these locations.
NE Response: The three driveway cuts are now shown -3 be removed and
closed.
Comment Number: 3
Comment Originated: 10/25/2016
10/25/2016: The ADA ramp on the north corner of the property needs an ADA
compliant landing. The landing will need to be dedicated as ROW.
NE Response: Acknowledged.
Comment Number: 4 Comment Originated: 10/25/2016
10/25/2016: Additional ROW or a public access easement will most likely need
to be dedicated for sidewalk on the south corner of the development —
additional details will be forthcoming.
NE Response: We have added a ROW dedication at the �;outh corner of the
property.
Comment Number: 5 Comment Originated: 10/25/2016
10/25/2016: The proposed grease trap in the College Ave sidewalk will need
an encroachment permit. Please add a note to the utility plans that the trap is
subject to revocable encroachment permit.
NE Response: The requested note has been
added.