HomeMy WebLinkAboutRIVER DISTRICT BLOCK 8 MIXED USE - FDP160025 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTSDepartment: Water -Wastewater Engineering
Contact: Dan Mogen, 970.224-6192, dmogen(cDfcgov.com
Topic: General
Comment Number: 10 Comment Originated: 03/16/2016
03/16/2016: For final, please include the following note on the 8" water main
taps in Willow:
Special care needs to betaken when tapping. Main is DR18 Fusible PVC that
was horizontally -directional drilled and can be prone to splitting if tension is not
relieved when tapping. Please contact Water Field Services at (970)221-6700
prior to tapping.
Response: The requested note has been added
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbealsc( fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 01/05/2016
01/05/2016: The site plan and plat signature block for Planning should be
updated to The Director of Community Development and Neighborhood
Services.
Response: This has been updated.
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Response: Easements match plat.
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson(cDfcgov.com
Topic: General
Comment Number: 4
Comment Originated: 12/29/2015
03/22/2016: Patron (not employee) bike parking that isn't in the ROW still
seems a little low. However, if both the Planning Department and the
Engineering Department find the number acceptable, then Transportation
Planning's comment is resolved.
12/29/2015: Where will the public bike parking be located? There appears to
be some bike parking in the back (for employees?) and some shown in the
public right of way. Additional parking on the applicants property may be
needed.
Response: Noted.
Comment Number: 5
Comment Originated: 03/22/2016
03/22/2016: In the Willow street cross section, please show the travel lanes at
11 ft wide with a 6 ft shoulder and a 6.5 ft bike lane.
Response: This has been updated in the existing cross section. If additional changes were needed,
please let us know
Topic: Traffic Impact Study
Comment Number: 2
Comment Originated: 10/14/2014
03/22/2016: As noted in a previous comment, no off -site traffic -related
improvements are anticipated to be required with the project.
12/29/2015: This comment was made a year ago when the assumption was
that the Lincoln Corridor Plan would be improving the intersection of Lincoln and
Willow. The current funding for the Lincoln Corridor Project doesn't include this
intersection. Further discussions are needed about next steps.
12/02/2014: The addendum is received and accepted. At this time, no off -site
traffic -related improvements are anticipated to be required with the project.
10/14/2014: 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: Noted.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolsonnafcgov.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 aafcgov.com
Response: Noted.
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Response: Redlines have been addressed.
Topic: Lighting Plan
Comment Number: 7
03/23/2016: No plans were provided for review.
01/05/2016: No plans were provided for review.
12/03/2014: No plans were provided for review.
10/16/2014: No comments.
Topic: Plat
Comment Number: 10
Comment Originated: 10/16/2014
Comment Originated: 10/16/2014
03/23/2016: The Lienholder signature block has not been corrected.
01/05/2016: The Lienholder signature block has not been corrected.
12/02/2014: These have not been added.
10/16/2014: Please provide names & titles for the Owners & Lienholders
signature blocks. See redlines.
Response: This information will be provided in a subsequent submittal.
Comment Number: 18
Comment Originated: 10/16/2014
03/23/2016: The boundary & legal description do not match. See redlines.
01/05/2016: No closure was provided.
12/02/2014: No closure was provided.
10/16/2014: The boundary & legal description do not close. Please provide a
closure summary.
Response: Corrections have been made
Comment Number: 38 Comment Originated: 03/23/2016
03/23/2016: Please add new title commitment information as available.
Response: Will be added when available.
Topic: Site Plan
Comment Number: 20
Comment Originated: 10/16/2014
03/23/2016: Not all plans were provided for review, so we can not verify this.
01 /05/2016: Not all plans were provided for review, so we can not verify this.
12/03/2014: Not all plans were provided for review, so we can not verify this.
10/16/2014: Please make sure the titles shown in the index on sheet 1 match
the titles on each sheet.
Response: Required number of plans provided at submittal.
Comment Number: 33 Comment Originated: 01/05/2016
03/23/2016: This has not been completely corrected.
01/05/2016: Please change the title to "Lot 1, River District Block Eight Mixed
Use" on all sheets. See redlines.
Response: Sheet titles have been updated.
Comment Number: 35
Comment Originated: 01/05/2016
03/23/2016: This has not been corrected. See redlines.
01/05/2016: Please make sure the easements shown match the Subdivision
Plat. See redlines.
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and water quality treatment.
Comment Number: 28 Comment Originated: 03/16/2016
03/16/2016: Please show that the site does not exceed the 100-year master
planned runoff rate for Basin 102 of 27.19cfs. If this rate cannot be met, on -site
detention will be required.
Response: This is now provided.
Comment Number: 29
Comment Originated: 03/16/2016
03/16/2016: For final, please provide additional information about the spill
containment system proposed for the spirit storage area. Please include
design and sizing as well as Standard Operating Procedures (SOPS).
Response: The exact design of the spill containment system is still being finalized. The requested info
will be provided once the design is finalized. Current plans call for the spill grate to be located 6" below
the adjacent grades.
Comment Number: 30 Comment Originated: 03/16/2016
03/16/2016: Please see redlined drainage report and sheet C606.
Response: Redlines have been addressed
Contact: Jesse Schlam, 970-218.2932, jschlam(ofcgov.com
Topic: Erosion Control
Comment Number: 9 Comment Originated: 10/14/2014
03/18/2016: Erosion Control Plans have a few minor redlines and some detail
changes. Erosion Control Report and Escrow are still needing to be submitted
for review. If you need clarification concerning this section, or if there are any
questions please contact Jesse Schlam 970-218-2932 or email @
jschlam@fcgov.com
12/09/2015: Erosion Control Plans have a few minor redlines and some detail
changes. Erosion Control Report and Escrow are still needing to be submitted
for review. If you need clarification concerning this section, or if there are any
questions please contact Jesse Schlam 970-218-2932 or email @
jschlam@fcgov.com
12/02/2014: Repeat Requirements Stormwater's Plan set has redlines
included.
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 @ jschlam(o)fcgov.com
Response: Redlines have been addressed and Erosion Control Report and Escrow Estimate have been
provided.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcountycDfcgov.com
Topic: Construction Drawings
Comment Number: 39 Comment Originated: 03/23/2016
03/23/2016: There are line over text issues. See redlines.
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01/05/2016: It appears the outfall being tied into is the existing pipe that runs
across Willow St to the north. Please tie into the Stormwater system referenced
in the drainage report to begin construction in January 2016.
Response: The requested note is providee
Comment Number: 20
Comment Originated: 01/05/2016
03/16/2016: Comment still applies; drawings need to be updated.
01/05/2016: Please see provided construction drawings for the new public
storm main to be constructed in Willow St and update reference drawings in the
drainage report for final.
Response: Storm drain facilities and report all utilize new storm drain in Willow.
Comment Number: 21
Comment Originated: 01/06/2016
03/16/2016: Comment still applies.
01 /06/2016: It is seen that the stormwater pipe running along the south side of
Willow is being removed east of Linden. Please flow fill the remaining section
of this pipe that runs under Linden.
Response. A note has been added clarifying the extents of removal and specifying that the section
,finder Linder is to be abandoned in place and filled with flow fill
Comment Number: 23
Comment Originated: 03/16/2016
03/16/2016: Please show/explain how the spill containment area will capture
the spirit storage area. The grading plan doesn't show that this area will be
contained as flows can bypass the containment area.
Response: Exact details of the spill containment structure are still being finalized. However, the current
plan is to recess the grate of the spill containment 6" below the adjacent grades.
Comment Number: 24 Comment Originated: 03/16/2016
03/16/2016: Please provide additional grading detail on the plan -south side of
building 2. The minimum opening elevation appears to be —Y above the swale
at some points and other areas are seen to be flat. Will inlets be added or how
will this area drain?
Response: Preliminary designs did not originally look at this area in great detail. However, the last
submittal and this one provide a detailed design utilizing area drains along the south side of the building.
Also, additional spot elevations are not included to provide additional clarity.
Comment Number: 25
Comment Originated: 03/16/2016
03/16/2016: For final, please include profile of all pipes located within the
ROW.
Response: Storm profiles are now provided.
Comment Number: 26 Comment Originated: 03/16/2016
03/16/2016: For final, please provide detail on the outlet control structure.
Response: Additional detail for the outlet control structure is now provided. Additional discussions
between the applicant and vault manufacturer are occurring to determine the exact configuration of the
outlet control and inlet control structures.
Comment Number: 27 Comment Originated: 03/16/2016
03/16/2016: It appears that some amount of water quality is provided in
underground vaults (infiltration gallery). Please note that we do no allow for
water quality within underground vaults at the present. The proposed
StormTech vaults and design will be considered by the City for approval.
Response: It is our understanding that this policy has changed and that vaults can now be utilized for LID
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trees are places at least 15' away on either side of the light.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, ilynxwilera()poudre-fire.org
Topic: General
Comment Number: 9
Comment Originated: 03/18/2016
03/18/2016: SIGNS
The fire lane adjacent to the loading/unloading docks will require No Parking -
Fire Lane signage. Code language provided below.
> IFC D103.6: Where required by the fire code official, fire apparatus access
roads shall be marked with permanent NO PARKING - FIRE LANE signs
complying with Figure D103.6. Signs shall have a minimum dimension of 12
inches wide by 18 inches high and have red letters on a white reflective
background. Signs shall be posted on one or both sides of the fire apparatus
road as required by Section D103.6.1 or D103.6.2.
Response: Acknowledged. Applicant will work with PFA to determine appropriate sign locations.
Department: Stormwater Engineering
Contact: Dan Mogen, 970-224-6192, dmogen anfcgov.com
Topic: General
Comment Number: 14 Comment Originated: 12/03/2014
01/05/2016: For final, please include additional detail to clarify drainage
patterns in the dock area and the courtyard area between buildings 1 & 2.
12/03/2014: Please add spot elevations to driveway area to clarify drainage
pattern (see redlined grading plan).
Response: Additional detail has been provided on the grading plan and storm profiles.
Comment Number: 17 Comment Originated: 12/03/2014
03/16/2016: As submitted, I am not able to discern whether or not the LID
requirements are being met. More information is required about the StormTech
product design.
01/05/2016: It is noted that LID strategy is being revised but still includes
pavers. Please note the acceptable run-on ratio for final design. Please also
review the paver detail provided and add an underdrain if possible.
The proposed tree wells in the drainage report appear to be in the right of way;
LID techniques such as this cannot count toward treating private development
as it is in a public space.
Please show how the LID requirements will be met on site.
12/03/2014: A 3:1 run-on ratio is allowed for porous pavers. The current ratio
is showing to be approximately 4.5:1.
Response: Additional info has been provided.
Comment Number: 19 Comment Originated: 01/05/2016
03/16/2016: For final, please add note to core drill & seal the connection to the
existing manhole.
U
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 Watersense 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.
Response: Previous Response on 11/12/2014:
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, jmctaque(�fcgov.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' of a paved surface and accessible by a line
truck.
Response:Acknowledgec
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: Acknowledged. Applicant will be happy to work with staff to find a suitable location for the
transformer and power routing.
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: Light location along Willow was previously coordinated with Light and Power. Ornamental
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compliance with ne River District Design Guidelines as an approved material and use. The metal
material change is beyond the Eastern extent of brick on the Depot building to the south and trees will be
provided along the south elevation of the building.
Comment Number: 8
Comment Originated: 03/11/2016
03/11/2016: Although there are no subsurface components of the project, the
LPC called out the potential of Block 8 to yield additional archeological
information about the original fort site. Applicant was urged to employ a
contract archeologist for site prep and construction.
Response: Noted
Comment Number: 9
Comment Originated: 03/11/2016
03/11/2016: For the next review iteration, LPC also looks forward to seeing
improved, simplified detailing on the pub section of the mixed -use building that
will provide more resonance with the R-D-R Design Guidelines. This project
component 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.
Response: Additional detail was provided for the April 1311, LPC Hearing and approved
Department: Internal Services
Contact: Russell Hovland, 970-416-2341, rhovland(afcgov.com
Topic: Building Insp Plan Review
Comment Number: 1 Comment Originated: 10/10/2014
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.
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.
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Use this note on plans if offsite trees will need to be pruned.
Any pruning of off -site tree that overhang the property must be approved by the
owner of the trees. Pruning work shall be to the City of Fort Collins Tree
Management Standards. Pruning of off -site trees that over hand the property
shall be performed by a City of Fort Collins Licensed Arborist.
Response: The Bur Oaks mentioned above are being removed. The note was still added since it applies
to tree T4 which is offsite near the Mawson Lumber building.
Department: Historical Preservation
Contact: Maren Bzdek, 970-221-6206, mbzdek(afcgov.com
Topic: General
Comment Number: 5 Comment Originated: 03/11/2016
03/11/2016: The Landmark Preservation Commission provided a conceptual
review for the project on March 9, 2016. The LPC defined the following as the
area of adjacency that will be used for evaluation of the compatibility of the
project with LUC 3.4.7. The next LPC appearance is scheduled for April 13,
2016,
1. UP Railroad Freight Depot (Mawson Lumber) 350 Linden St.: contributing
building to the Old Town National Register District; individually eligible
2. Feeders Supply, 359 Linden St.: contributing building to the Old Town
National Register District; individually eligible
3. Lindell Mill (Ranch -Way Feeds), 546 Willow St.: individually designated as a
Fort Collins Landmark in 1994
4. Harmony Mill (1886), 131 E. Lincoln Ave.: designated as a local Fort Collins
landmark in 1994; listed on the National Register of Historic Places in 1995
5. Stewart-Trupp House & Sign Shop, 320 Willow: individually eligible
6. Giddings Machine Mark: designated as a Fort Collins Landmark in 2003
7. Tracks of Greeley, Salt Lake, and Pacific Railroad along Willow Street
8. Archeology: Old Fort Site (1860s); Linden Street streetcar line (1908-1923)
Response: Noted
Comment Number: 6
Comment Originated: 03/11/2016
03/11/2016: LPC members asked the applicant to reconsider the tower design
for the distillery building. Members expressed some concern about the
stepback of the top portion of the distillery tower and the window patterning, and
referenced an Italian ate -inspired industrial tower example provided by the
applicant as design inspiration for adjustments that would be more compatible
with the historic district.
Response: In a subsequent LPC Hearing on April 13'h the tower was considered to be in compliance with
the River District Design Guidelines and the design of the project was approved on April 271h
Comment Number: 7
Comment Originated: 03/11/2016
03/11/2016: LPC members expressed some concern about the quantity of
metal material on the distillery building's south elevation, particularly because it
abuts the brick Depot building to the south.
Response: In subsequent LPC Hearings on April 131h and April 271h this was considered to be in
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Use the most current version of the City Planning Department General
Landscape Notes, Tree Protection Notes and Street tree notes. Those used on
the 3-7-16 landscape plan do not appear to be the most recent version. The
current notes are available from the City Planner of City Forester.
Response: Notes have been updated.
Comment Number: 10
Comment Originated: 03/25/2016
03/25/2016:
Tree Inventory and Protection:
Existing trees 5, 6, 7, 8, and 9 are currently listed to remove. These trees
include three Bur Oak a crabapple and a linden. All are in good condition and
are 10-12 inches diameter. Are their viable options to retain these trees? Are
they in conflict with the proposed development? It appears they are in or near a
permeable paver area. These trees are worth considering for retention if it is
reasonably feasible to do so. Please explore if there are viable options for
retention and provide explanation if that is not feasible.
The tree inventory and mitigation table needs additional information. List the
mitigation number for all the inventoried trees and if any need to be removed.
Provide a brief explanation why removal is necessary.
If significant trees will be removed provide the required number of upsized
mitigation trees on the Landscape Plan,
Canopy Shade trees 3.0 inch caliper
Ornamental trees 2.5 inch caliper
Evergreen trees 8 feet height
Response: The service area and underground detention are over the top of these trees. There are no
longer permeable pavers proposed as the detention is utilizing an underground chamber. We will mitigate
the removal with 12 upsized trees, as requested by the forester.
Comment Number: 11
Comment Originated: 03/25/2016
03/25/2016:
The tree inventory and mitigation table needs additional information. List the
mitigation number for all the inventoried trees and if any need to be removed
then provide a brief explanation why each tree removal is necessary.
If significant trees will need to be removed provide the required number of
upsized mitigation trees on the Landscape Plan.
Canopy Shade trees 3.0 inch caliper
Ornamental trees 2.5 inch caliper
Evergreen trees 8 feet height
Response: Table has been updated.
Comment Number: 12
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Comment Originated: 03/25/2016
Two of the Bur Oaks are shown in the south most zone of the development
labeled as not part of PDP. Are they on the project property? Any removal or
pruning of offsite trees must be authorized by written permission of the property
owner where the trees are located. That communication would need to be
provided to the City Planner.
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street portion of pavement for Lot 1 will need to be provided with the interim
paving not coinciding with the ultimate paving.
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. Pending further discussion of Comment 22 and a determination of whether
staff will support a variance to the minimum K-value, additional discussions and clarification on what
portions of the new construction satisfies the local street pavement obligation has been satisfied.
Topic: Plat
Comment Number: 27
Comment Originated: 01/05/2016
03/27/2016: Carried over for reference, as it appears they were not added as a
signature block to the plat.
01/05/2016: It appears Mountain States Telephone and Telegraph Co. would
need to sign off on the plat as part of the vacation of the easement.
Response: Mountain States is now added to the plat.
Department: Environmental Planning
Contact: Rebecca Everette, 970-416-2625, reverette(cDfcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/17/2016
03/17/2016: 1 will review the detailed landscaping and any revised lighting at
the time of final plan submittal.
Response: Noted.
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tuchanan(a)fcgov.com
Topic: Landscape Plans
Comment Number: 6
Comment Originated: 10/14/2014
03/25/2016: Continued
01/08/2016: Continued
10/14/2014:
Provide a final landscape plan identifying all plant material by species and size.
Response: Additional detail has been added to the landscape plan including species and size.
Comment Number: 8 Comment Originated: 01/08/2016
03/25/2016: Continued
01/08/2016:
Contact the City Forester to discuss species selection for street trees prior to
Final Landscape Plan submittal.
Response: Trees updated per discussion.
Comment Number: 9
03/25/2016:
Comment Originated: 03/25/2016
K,
away from any public street or sidewalk.
Comment Number: 17 Comment Originated: 03/23/2016
03/23/2016: Access to the eight bike parking spaces closest to Linden Street
appears to be gained via Mawson Lumber property. If this is the case, an
off -site access easement will be needed.
Response: The bike racks are accessed from the hardscaped area on our property.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata(Dfcgov.com
Topic: Construction Drawings
Comment Number: 22
Comment Originated: 12/03/2014
03/27/2016: Under the premise that it is accepted that the determination of
pavement is not in the ultimate condition, this comment would no longer apply.
Otherwise, the classification of Willow Street is a minor collector and would
need to have a minimum K value of 60 in the sag condition, a K value of 35 was
provided. The flowline for the north side is required in order to provide further
evidence that the interim is designed to an ultimate design for both sides of the
street.
01/05/2016: This comment remains unresolved, but can be addressed at time
of final. A flowline profile for the north side of Willow Street in the ultimate was
not provided and vertical curve lengths and K-values are short of Figure 7-18
and Table 7-3,
12/03/2014: The ultimate design for Willow Street should be showing the left
flowline in addition to the centerline and right flowline. The current design shows
vertical curves in the sag and crest condition that do not meet minimum
LCUASS requirements for vertical curves (minimum K values of 60). The design
should be utilizing K values of 60 in the sag and crest condition.
Response: After extensive design iterations, there does not appear to be a Willow design that is able to
keep the existing roadway, work with an ultimate design and provide K-values that meet Minor Collector
standards. As such, the design has remained as originally presented, and the applicant will be
requesting a variance to the minimum K-value standard for a Minor Collector.
Topic: General
Comment Number: 8
Comment Originated: 10/15/2014
03/27/2016: Based on the premise of the interim and ultimate cross sections
not coinciding, needing an overlay for the pavement, the ultimate construction
for pavement cannot be established as verified by our Director. The project
would need to provide a local street portion of pavement (13 feet in width) along
its frontage based on the current design. The Director is open to an approach
however where a temporary pavement subgrade section is established (through
a recommendation by the Geotech engineer), as a cost saving measure,
realizing that a future road reconstruct (likely by the City) would occur in the
future, yet still having established that the sidewalk and curb and gutter is in the
ultimate condition.
01/05/2016: Carried overjust for acknowledgment of the acknowledgement. I'm
again presently viewing that the Willow Street frontage work is interim in its
present design.
12/03/2014: Carried over, just for indication that it again appears that the local
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City of
�Fort Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins. CO 80522
970.221.6750
970.224.6134 - fax
lbgov. com/developmentreview
March 28, 2016
Linda Ripley
401 W. Mountain Ave. Ste 100
Fort Collins, CO 80521
RE: River District Block 8 Mixed -Use Development (Old Elk Distillery), PDP140016,
Round Number 4
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 a(�,fcgov.com.
RESPONSES 5/25/16
PLANNING RESPONSE: Ripley Design Inc.
CIVIL RESPONSE: Northern Engineering
ARCHITECTURE RESPONSE: Oz Architecture
TRAFFIC RESPONSE: Delich Associates
Comment Summary:
Department: Planning Services
Contact: Ted Shepard, 970-221-6343, tshepard(cDfcgov.com
Topic: General
Comment Number: 16 Comment Originated: 03/23/2016
03/23/2016: There appears to be a trash enclosure along Willow Street.
Please note that Section 3.5.1(J)(1) requires that trash enclosures must not be
located within 20 feet of any public street or public sidewalk. And, the
street -facing enclosure appears to match the iron pickets whereas the screen
should be solid. Also, the gate may have to be a slider so that doors do not
swing out over the sidewalk. If this is the only practical location, then let's
discuss how best to mitigate with appropriate exterior materials.
Response: Along Willow Street between the 2 buildings resides a transformer to service the Building at
the corner of Linden and Willow St. This enclosure now has solid doors to screen the transformer. The
transformer was sited at this location to allow for adequate and efficient access for city service vehicles
when necessary. The only trash enclosure for this project is located at the southeast corner of the site,