Loading...
HomeMy WebLinkAboutBREEZE THRU HEADQUARTERS - PDP - PDP180013 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTSOctober 17, 2018 Todd Sullivan City of Fort Collins Community Development Center 281 N. College Ave. Fort Collins, CO 80522 RE: Breeze Thru Headquarters, PDP180013, Round Number 1 Baseline has reviewed staff comments for the above referenced project. Please review corrected plans included herein. Response to comments provided below: Comment Summary: Department: Planning Services Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/28/2018 10/01/2018: Your comment about adding additional trees to the north property line and landscape bed on the northeast side of the building has been acknowledged and meets parking lot perimeter landscaping requirements; however, to meet the code requirement as prescribed by 3.2.1(E)(5)(b), the project will need to add an additional elm tree to each interior landscape island to meet the minimum interior parking lot landscaping standard. BEC Response: An additional shade tree has been added to each parking lot landscape island totaling 2 shade trees per island. Comment Number: 2 Comment Originated: 09/28/2018 10/01/2018: In relation to the comments above adding an additional three trees will activate a stricter maximum species diversity of 33% on the site. The intent of the Minimum Species Diversity standard is to prevent the potential for insects or diseases from affecting all trees on the site. With the required addition of three trees to the landscape islands the maximum percentage of any one species will be 33% BEC Response: An additional species has been added to the plant list to make sure that the Minimum Species Diversity standard is met at 33% for each species. The three species now include the Northern Catalpa, Accolade Elm, and Thornless Honeylocust. Comment Number: 3 Comment Originated: 10/01/2018 10/01/2018: Please show on the Plant List table the height of the Austrian Pine. The requirement for minimum size is 6.0’ height. BEC Response: Austrian Pine now shows a size requirement of 6-8’ at planting. Page| 2 PDP 180013 Round 2 responses Comment Number: 4 Comment Originated: 10/01/2018 10/01/2018: Since this project has two distinct uses, the front entrance serving the commercial part of the site and north entrance serving the residential part of the site please have bike parking present close to both entrances. 4 spaces are needed for the commercial component (3 outside, 1 enclosed) and 10 spaces are needed for the residential component (4 outside, 6 enclosed). BEC Response: An area at the west side of the building has now been dedicated to accommodate the bicycle parking to serve the commercial component, including 3 outdoor spaces and 1 indoor/enclosed space. Comment Number: 5 Comment Originated: 10/01/2018 10/01/2018: In the Site Data Table under Parking Calculations could you provide the current standards as part of the table: Minimum Residential Parking Requirement: 1.5 Per Dwelling Unit Minimum Commercial Parking Requirements: 1/1,000 sq. ft. Proposed Parking: 51 spaces...etc. BEC Response: Language for current standards has been added to the Parking Calculation Notes. Comment Number: 6 Comment Originated: 10/01/2018 10/01/2018: Because there are 51 parking spaces in the parking lot a minimum of 3 handicap parking spaces are required pursuant to 3.2.2(K)(5). To come into compliance please remove a single space or add another handicap space. BEC Response: An additional handicap space has been dedicated in the parking lot to total 3 spots. Comment Number: 7 Comment Originated: 10/01/2018 10/01/2018: The trash enclosure detail shows a separate access door on the rear of the enclosure, however neither the site plan or landscape plan suggests that there will be adequate access to the inside of the enclosure. Please provide details on both the site and landscape plan that show how access will be gained through a walkway / improved surface. BEC Response: The site and landscape plans have been updated to show a path to access the rear entrance door of the trash enclosure. We have included details and elevations for the enclosure. Please also provide an elevation view of the trash enclosure. We require material details to be provided as part of the trash enclosure details. BEC Response: Updated trash enclosure details have been added to the plan – See S-2. Comment Number: 8 Comment Originated: 10/01/2018 10/01/2018: Consider adding the wireless telecommunication equipment use to the site plan. BEC Response: Wireless telecommunication equipment is not known at this time Comment Number: 9 Comment Originated: 10/01/2018 10/01/2018: All rooftop mechanical equipment must be screened from public view from both above and below by integrating it into building and roof design. Please provide details of screening that will be used. It may be wise to combine the trash enclosure, rooftop screening and bike rack details onto one sheet. BEC Response: There is no rooftop mechanical equipment planned at this time. Comment Number: 10 Comment Originated: 10/01/2018 10/01/2018: Have you scheduled a pre submittal meeting with the building department to determine the required ingress and egress for multi-family component? If the building department requires additional windows Page| 3 PDP 180013 Round 2 responses to be added to the outside of the building, elevations of any building will be needed to show details and location of proposed changes. BEC Response: A pre-submittal meeting has not been scheduled with the building department. We understand ingress and egress will be modified for the multi-family component, and additional windows will be added to the outside of the building. Building elevations are provided with this submittal. Comment Number: 11 Comment Originated: 10/01/2018 10/01/2018: Can higher resolution images be supplied for elevations 1 & 3? The current photos will not record well when the time comes to print Mylars. As stated in the previous comment elevations may be needed to address the addition of windows for the residential component of the site. BEC Response: Drawings have been used in place of the low resolution photography for 1 & 3 to show west and north elevations. Comment Number: 12 Comment Originated: 10/01/2018 10/01/2018: Pursuant to 3.5.3(E) Character and Image. Please provide elevation details for the accessory building. We are looking to ensure that there is a 'base' and 'top' to the accessory structure. The section outlines several options to establish a recognizable base and top. BEC Response: Elevations for the accessory building have been added to the Site Plan Sheet Set. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/02/2018 10/02/2018: The plans should be depicting both the existing property boundary/right-of-way as well as proposed right-of-way/easement dedications. The site plan shows the proposed dedication but does not represent existing rights-of-way. The civil drawings do not appear to depict existing as well as proposed. BEC Response: Action Taken. Row width changed to 6’. Both ROW and Utility Easement added to civil plans. Comment Number: 2 Comment Originated: 10/02/2018 10/02/2018: The comment response indicates dedication of 8 foot of right-of-way along the rear collector road and a 9-foot utility easement. The civil plans do not show this information. Note that only 6 feet of right-of-way is required. From scaling on the drawing, it does appear that the proposed rear building is situated outside of the right-of-way and easement dedication, however, the civil plans should still be depicting this information. BEC Response: Action Taken. Row width changed to 6’. Both ROW and Utility Easement added to civil plans. Comment Number: 3 Comment Originated: 10/02/2018 10/02/2018: Please ensure that all the utility plan sheets have the City's Utility Plan Approval Block that is shown on the cover sheet. BEC Response: Action taken. City Utility approval block added to all utility plan sheets. Comment Number: 4 Comment Originated: 10/02/2018 10/02/2018: Please add FCLWD/SFCSD's signature block on the cover sheet. BEC Response: Action taken. FCLWD/SFCSD's signature block added to cover sheet. Page| 4 PDP 180013 Round 2 responses Comment Number: 5 Comment Originated: 10/02/2018 10/02/2018: Street patching for the utility cuts into College Avenue should be depicted on the utility sheet with the standard note added: Street Cut Note: Limits of street cut are approximate. Final limits are to be determined in the field by the City Engineering Inspector. All repairs to be in accordance with City street repair standards. BEC Response: Action taken. New sawcut linework added to College Ave. Note added to Utility plan. Comment Number: 6 Comment Originated: 10/02/2018 10/02/2018: The dedication of the utility easement shown on the site plan to be consistent with CDOT's EOS is required along with the collector right-of-way and easement dedication. The dedications (and any additional required easement dedications from other departments would be reviewed in conjunction with our dedication process and fees: https://www.fcgov.com/engineering/pdf/Easrowdedications2017.pdf?1481660010 BEC Response: Comment Noted. Comment Number: 7 Comment Originated: 10/02/2018 10/02/2018: The plans should be giving at least a preliminary depiction about how access to the future collector road would occur and what sort of retrofit to proposed would need to be done. CDOT's review of this and the overall access permit process would need to occur before final sign off by the City. BEC Response: Action taken. Future drive access located at east edge of property. Comment Number: 8 Comment Originated: 10/02/2018 10/02/2018: A development agreement to address the deferral of the obligation of the local street improvement requirement would need to be established prior to the plan approval. BEC Response: Comment noted. Department: Stormwater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: Construction Drawings Comment Number: 2 Comment Originated: 10/01/2018 10/01/2018: Grading and Drainage Plan: Please note that the max longitudinal slope allowed on a bioswale is 1%. You are showing 3% around the bend. I would suggest revising the bioswale to a linear rain garden where you can grade in an embankment at the bottom to take up grade, instead of trying to take up grade with two drop structures. Also, I would suggest moving the LID feature to a location where it may be easier to build and maintain. Please contact me for discussion. BEC Response: Action taken. Grass Swale changed to linear bioretention. One drop structure removed. Location of WQ feature is difficult to locate in any other place due to utility easement and ROW setback and future drive access. Comment Number: 3 Comment Originated: 10/01/2018 10/01/2018: Grading and Drainage Plan: Please label the contours and clean them up a little to show how you Page| 5 PDP 180013 Round 2 responses are providing a 4:1 slope down onto the bioswale. At the u-turn of the bioswale it looks like the contours die out so it seems like water will actually want to drain directly east instead of along the route of the bioswale. BEC Response: Action taken. U-turn lessened, berm added, contours cleaned up, and labels added. Comment Number: 4 Comment Originated: 10/01/2018 10/01/2018: Grading and Drainage Plan: Bioswales and rain gardens are required to have underdrains installed as a part of them. Please include the underdrain in your plans and show its location, clean out locations, size, slope, etc. BEC Response: Comment noted. Action taken. Underdrain added to the plan view. Comment Number: 5 Comment Originated: 10/01/2018 10/01/2018: Grading and Drainage Plan: Please indicate where the downspouts are located and which direction they are discharging from the new building. BEC Response: Comment noted. Callouts, symbols, and legend showed location of downspouts in previous submittal. Comment Number: 6 Comment Originated: 10/01/2018 10/01/2018: Overall Utility Plan: Please indicate which way the trench drain is sloping. BEC Response: Comment noted. Action taken. Callout added for clarity. Comment Number: 7 Comment Originated: 10/01/2018 10/01/2018: General: Please remove the City of Fort Collins details for water service, hydrant and meter pit. This project is located in the FCLWD and you should use their details. BEC Response: Action taken. CoFC details removed. FCLWD details added to detail sheets. Comment Number: 8 Comment Originated: 10/01/2018 10/01/2018: General: Please remove the City of Fort Collins details for water service, hydrant and meter pit. This project is located in the FCLWD and you should use their details. BEC Response: Action taken. CoFC details removed. FCLWD details added to detail sheets. Comment Number: 9 Comment Originated: 10/01/2018 10/01/2018: General: PDF redlines are also provided. BEC Response: Comment noted. Topic: Drainage Report Comment Number: 10 Comment Originated: 10/01/2018 10/01/2018: Drainage Report: Please add the existing composite impervious area and the proposed composite impervious area numbers to the drainage letter narrative. This is for future stormwater billing needs. BEC Response: Added imperviousness and contributing runoff areas added to drainage letter. Comment Number: 11 Comment Originated: 10/01/2018 10/01/2018: Drainage Report: The WQCV spreadsheet provided includes EURV and detention volume calculations. This is confusing because you don’t need to provide EURV or quantity detention on this property. Please simply provide either a WQCV calculation for a bio-retention (rain garden) system, or show a run-on ratio of no more than 10:1 for the Page| 6 PDP 180013 Round 2 responses linear bioswale. The 10:1 ratio is for the contributing watershed, or “run-on” area to the flat bottom area of the bioswale. It looks to me like the bioswale area is 115’ x 3’ = 345 sf, so the contributing watershed cannot be more than 3450 sf. BEC Response: Action taken. Bio retention provided. The volume required is 172cuft and the volume of the rain garden is 185cuft. Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/01/2018 10/01/2018: Light and Power has 3phase facilities existing along the rear of the property that can be utilized to feed this development. This building is currently being fed from a 150 kVA (120/208) 3phase transformer. Any changes to the existing electric capacity will initiate electric development and system modification charges. Please coordinate new power requirements with Light and Power Engineering. BEC Response: There are no new power requirements needed. Comment Number: 2 Comment Originated: 10/01/2018 10/01/2018: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees BEC Response: So Noted Comment Number: 3 Comment Originated: 10/01/2018 10/01/2018: If a new transformer is needed on site, the transformer location(s) will need to be coordinated with Light & Power. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 8ft and side/rear clearance of 3 ft minimum. New transformer(s) will need a minimum of 10ft separation from all other utilities. BEC Response: No new transformer is requested. Comment Number: 4 Comment Originated: 10/01/2018 10/01/2018: If an increase in capacity is needed then a commercial service information form (C-1 form) and a one line diagram for the commercial meters will need to be completed and submitted to Light & Power Engineering. A link to the C-1 form is below: http://www.fcgov.com/utilities/business/builders-and-developers/development- forms-guidelines-regulations Please note that per commercial service standards, if new secondary conductors are needed for an increase in capacity it is the owners/developers responsibility to install and maintain the new service from the transformer to the meter(s). BEC Response: So noted. Comment Number: 5 Comment Originated: 10/01/2018 Page| 7 PDP 180013 Round 2 responses 10/01/2018: Further conversation is needed to determine electric metering requirements. Typically, Electric meter locations need to be coordinated with Light and Power Engineering. Each residential unit will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters. All units larger than a duplex and/or 200 amps is considered a commercial service, therefore the owner is responsible to provide and maintain the electrical service from the transformer to the meter bank. Please show proposed meter locations on the utility plan. BEC Response: The owner prefers to have a single master meter for the apartments. A request for variance is included with this submittal. Comment Number: 6 Comment Originated: 10/01/2018 10/04/2018: City of Fort Collins Municipal Code (section 26-464) requires all residential units to be individually metered. This was discussed during the conceptual review meeting on 8/23/2018. The applicant has requested to master meter the residential units. A written variance request will need to be submitted by the applicant and considered by the Director of Utilities. Please submit a written variance to me if you wish to master meter the residential units and I will send to the Director of Utilities for consideration. BEC Response: A request for variance from Code 26-464 is included with this submittal. Department: PFA Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 09/28/2018 10-3-2018 UPDATE >The FDC should be located beside the entrance to the residential units >The addressing/wayfinding plan and Fire Lane signage plan should be provided at the next round. Please email me for further information. BEC Response: Addressing is identified on the Fire Striping and Signage Plan on the north west building face. 09/28/2018: ACCESS It is noted in the provided documents that the building is less than 30ft in height. The Emergency Access Easement is noted on the plan and is appropriately located. Please contact PFA for appropriate red curb or fire lane signage location BEC Response: A Fire Striping and Signage Plan has been added to the Site Plan Sheet Set, identifying locations and details for red curb striping and fire lane signage. Department: Internal Services Contact: Jonathon Nagel, , jnagel@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/28/2018 09/28/2018: The Community Recycling Ordinance (No. 109 2016) requires that all business and multifamily complexes subscribe to recycling service by the end of 2020 that is at minimum 1/3 of their overall service capacity (total bin capacity x number of weekly pickups. Include both trash and recycling when calculating Page| 8 PDP 180013 Round 2 responses overall service capacity). In general recycling containers must be at least 50% the size of proposed trash containers to meet this requirement. Please make sure proposed containers meet this requirement and that adequate space is provided in all enclosures. BEC Response: We have designed the trash enclosure at 13’ by 12’ to accommodate multiple trash and recycling containers per the layout suggestions in the Fort Collins trash enclosure guidelines. Comment Number: 2 Comment Originated: 09/28/2018 09/28/2018: 1. Prior to hearing, the following information must be provided with the project plans for review and approval: Trash and recycling enclosure details are required and must be incorporated into the project plan set. Trash enclosure details must show each trash and recycling enclosures proposed, in plan view and elevation view. BEC Response: Plans have been updated to include trash enclosure details in plan view and elevation view per Fort Collins trash enclosure guidelines. Enclosure elevations must be provided for all exterior sides of enclosures. BEC Response: Detailed elevations of side and front exteriors of the enclosure have been added to the plan per Fort Collins trash enclosure guidelines. b.Trash enclosure plan and elevation details must be drawn separately from the site plan, at a scale that is sufficient to provide clear and complete information that is easily understandable as a reference document for the public hearing. Typically, a separate plan detail and elevation detail at an enlarged architectural scale is necessary to provide sufficient information and to emphasize the design intent and requirements prominently in the plans. It is recommended that these details be grouped together in the planning set along with other site details. c. Plan details shall include direct labeling, dimensions and notations that illustrate sufficient access, circulation and function of the enclosures for both residents/employees and service providers. Plan details shall label and dimension the overall enclosure area, widths of service gates, size of interior circulation areas to be provided for interior access, required pedestrian entrance, overall size of all proposed trash and recycling containers and their capacity. d. Elevations and plan details shall graphically show materials and textures, and directly label all design components and shall clarify all materials, patterns, colors, textures and general specifications as well as all functional components such as drains, bollards, curbs and ramps. Elevations shall also describe wall and door construction including recessed and projected material patterns, base and top treatments and other design features. Include labeling, detail enlargements and cross sections if needed to adequately describe the depth of materials and construction intent. 2. Prior to final plan approval, additional plan, elevation and capacity information may be required with Final Plan review to clarify the adequate function, construction and final design intent of the trash and recycling areas. BEC Response: Noted. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Page| 9 PDP 180013 Round 2 responses Topic: General Comment Number: 1 Comment Originated: 09/25/2018 09/25/2018: Thank you for addressing all Conceptual Review comments. No further comments at this time. Department: Forestry Contact: Molly Roche, 224-616-1992, mroche@fcgov.com Topic: Landscape Plans Comment Number: 4 Comment Originated: 10/03/2018 1 RESOLVED 10-2-18 8/16/18: If there are existing trees on-site, please schedule an on-site meeting with City Forestry to obtain tree inventory and mitigation information. Existing significant trees should be retained to the extent reasonably feasible. This meeting should occur prior to first-round PDP. Please state the plan for existing or proposed landscaping on-site. 2 RESOLVED 10-2-18 8/16/2018:If applicable to this project, please provide a landscape plan that meets the Land Use Code and 3.2.1 requirements. This should include, but is not limited to, including the City of Fort Collins General Landscape Notes, Tree Protection Notes, and Street Tree Permit Note, providing a detailed Plant List: species, quantity, size, method of transplant, and species percentage, and including current and proposed utility lines as well as proper tree separation requirements. Please contact Molly Roche (mroche@fcgov.com) if you have any questions. Required tree sizes and method of transplant: Canopy Shade Tree: 2.0’ caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5’ caliper balled and burlapped If any mitigation is required, trees must be upsized to the following dimensions: Canopy Shade Trees: 3.0" caliper balled and burlap or equivalent. Evergreen Trees: 8' height balled and burlap or equivalent. Ornamental Trees: 2.5" caliper balled and burlap or equivalent. 3 RESOLVED 10-2-18 8/16/2018: If applicable to this project, include locations of any water or sewer lines on the landscape plan. Please adjust street tree locations to provide for proper tree/utility separation. 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and public water, sanitary, and storm sewer service lines 4’ between trees and gas lines 10/2/2018: Please include an existing tree inventory and mitigation table to the landscape plans. The information includes: (1) Ash; 3 stems that equal 8’, 8’, and 9’ total. It is in Fair Minus condition and worth 1.5 mitigation trees (round up to 2). Please show 2 trees upsized for mitigation in the plant list. Page| 10 PDP 180013 Round 2 responses Mitigation trees must be sized at the following calipers: Canopy Shade tree: 3’ caliper B&B or equivalent Evergreen tree: 8’ height Ornamental tree: 2.5’ caliper B&B or equivalent BEC Response: We have included in the plan an existing tree and mitigation table, and planting list. Comment Number: 5 Comment Originated: 10/03/2018 10/2/2018:Please provide Species Diversity Percentage in the plant list. To prevent uniform insect or disease susceptibility and eventual uniform senescence on a development site or in the adjacent area or the district, species diversity is required and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan. Number of trees on site/maximum percentage of any one species: 10-19 (50%); 20-39 (33%); 40-59 (25%); 60 or more (15%). Since there is a total of 16 trees on-site, the maximum percentage of any one species is 50%. Although the plan meets this requirement, there is still opportunity to diversify the tree palette. The project planner, Kai Kleer, has also requested that three more trees be planted in the parking lot islands. Kentucky Coffeetree is suitable species for the parking lot islands and would meet the need to increase species diversity. BEC Response: Percentages of each species is listed on the planting list to demonstrate all plantings at no more than 33%. We have added one tree to each parking lot landscape island and added a species to the trees in order to keep diversity on site. Comment Number: 6 Comment Originated: 10/03/2018 10/2/2018: There appears to be some existing trees to remain on site. Please include the City Tree Protection Notes to the landscape plan. BEC Response: City Tree Protection Notes have been added to the Landscape Plan Notes Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/01/2018 10/01/2018: Traffic Operations has received the requested updated traffic narrative and accepts the conclusions. No further traffic analysis or review is anticipated to be needed. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 10/01/2018 10/01/2018: Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: Page| 11 PDP 180013 Round 2 responses BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED (PRIOR CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 - X.XX’. BEC Response: This note has been added – see sheet C2 Topic: General Comment Number: 2 Comment Originated: 10/01/2018 10/01/2018: Unless required during PDP, a complete review of all plans will be done at FDP. BEC Response: So noted.