HomeMy WebLinkAboutJEFFERSON & LINDEN RESTAURANT - PDP - PDP160030 - CORRESPONDENCE - REVISIONS1
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
October 21, 2016
Klara Rossouw
Ripley Deisgn, Inc.
419 Canyon Ave Ste 200
Fort Collins, CO 80521
RE: Jefferson and Linden Restaurant, PDP160030, Round Number 1
Here are comments from Wednesday’s meeting. If you have questions about
any comments, you may contact the individual commenter or direct your questions through
the Project Planner, Clark Mapes, at 970-221-6225 or cmapes@fcgov.com.
Comment Responses:
Owner – JPUC Holding, LLC
Civil Engineering – Northern Engineering
Architecture - VFLA
Lighting – SRB Consulting Engineering
Planning – Ripley Design, Inc.
Comment Summary:
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: Construction Drawings
Comment Number: 7 Comment Originated: 10/19/2016
10/19/2016: It appears the owner information on the cover sheet of the civil set
should be updated.
Response: This information has been updated.
Topic: General
Comment Number: 2 Comment Originated: 10/19/2016
10/19/2016: Please coordinate the information regarding proposed offsite
easements to the west. The plat, civil, and site plan show various access,
emergency and utility easements, with only the civil set depicting all three. A
letter of intent from that property owner consenting in concept to the easements,
2
should be provided prior to hearing (though I suspect the ownership might be
the same?)
Response: The offsite plat locations and documents will be finalized with the final design plans.
Response: Noted.
Comment Number: 3 Comment Originated: 10/19/2016
10/19/2016: The plans should reflect the presence of a different, wider access
ramp at the corner of Linden and Jefferson with truncated dome detection. The
drawings incorrectly imply that the existing ramp is substandard and would
theoretically need to be upgraded.
Response: The access ramp has been updated.
Response: Noted and adjusted accordingly
Comment Number: 4 Comment Originated: 10/19/2016
10/19/2016: The plans don't appear to reflect the removal of the driveway on
Linden Street. Please update the plans to reflect this removal.
Response: The driveway has been removed.
Response: Driveway has been removed.
Comment Number: 5 Comment Originated: 10/19/2016
10/19/2016: With the apparent intention of shared parking spaces with Rodizio,
it would seem that a minor amendment to Rodizio's site plan to reflect the now
shared nature of the parking spots is now needed.
Response: A Minor Amendment will be submitted for 200 Jefferson along with FDP that shows the shared
access easements.
Comment Number: 6 Comment Originated: 10/19/2016
10/19/2016: There appears to be a modification request proposed for parking
space requirements. I will defer to Planning on the review and recommendation
regarding the modification, however, part of the justification indicated the
presence of on-street parking along Jefferson Street. It should be noted that as
part of the Jefferson Street improvements project, existing parking along the
north side of Jefferson Street is being removed and parking along Jefferson will
only occur on the south side of the street.
Response: Acknowledged.
Topic: Plat
Comment Number: 1 Comment Originated: 10/19/2016
10/19/2016: The 8 foot utility easement shown on the plat should also be an
access easement to encompass the sidewalk for the portion of sidewalk
outside of right-of-way.
Response: The easement has been updated to be an access and utility easement.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
Topic: General
Comment Number: 4 Comment Originated: 10/18/2016
10/18/2016: There may be opportunity at this site to partner with the Nature in
the City (NIC) program. Applications for 2017 funding are now open and project
proposals are due by November 18. Unique, creative and impactful projects are
encouraged. An informal meeting for those interested in applying for 2017
3
funding will be held on November 1.
For further information please see:
http://www.fcgov.com/natureinthecity/
Or, contact Justin Scharton, Senior Environmental Planner and NIC Program
Manager, at: 970-221-6213; JScharton@fcgov.com
Response: Thank you for the suggestion.
Topic: Landscape Plans
Comment Number: 2 Comment Originated: 10/18/2016
10/18/2016: Add the following note to the landscape plans: "All tree removal
shown shall be completed outside of the songbird nesting season (Feb 1 - July
31) or a survey will be conducted of the trees to be removed to ensure that no
active nests are present."
Response: Note appears on landscape notes under Tree Protection Notes section.
Comment Number: 3 Comment Originated: 10/18/2016
10/18/2016: Some native plants are included in the detailed landscape plan but
there is opportunity to include more native species and/or include a more
“native landscape” aesthetic, especially as this project is within the Poudre
River District. The City of Fort Collins Natural Areas Department has a
document published online regarding native plants available through local and
state nurseries. The link to the document is:
http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf
Response: Noted. Detailed plan will be provided at final.
Topic: Lighting Plan
Comment Number: 1 Comment Originated: 10/18/2016
10/18/2016: LED lights with CCT above 3000K are currently included in
manufacture cut sheets. Staff recommends 3000K (or less) in alignment with
The American Medical Association (AMA) and International Dark-Sky
Association (IDA) both recommend using lighting that has a corrected color
temperature (CCT) of no more than 3000 degrees Kelvin, in order to limit the
amount of blue light in the night environment. Blue light brightens the night sky,
creates more glare than any other color of light, and exposure to blue light at
night has been shown to harm human health and endanger wildlife.
Use of warmer color temperature (warm white, 3000K or less) for light fixtures is
highly preferred in addition to fixtures with dimming capabilities. In addition to
environmental health impacts this preference is also due to resident complaints
regarding LED lighting.
If desired, for further information please see:
5 Popular Myths About LED Streetlights
http://darksky.org/5-popular-myths-about-led-streetlights/
AMA Report Affirms Human Health Impacts form LEDs
http://darksky.org/ama-report-affirms-human-health-impacts-from-leds
4
Save Our Stars: City seeks to preserve night skies in Fort Collins
http://www.coloradoan.com/story/news/2016/09/27/save-our-stars-city-seeks-pr
eserve-night-skies/90970492/
Denver Post: Night Light Woes Spur Colorado Push to Restore Starry Skies
http://www.denverpost.com/2015/11/20/night-light-woes-spur-colorado-push-to-r
estore-starry-skies/
The Illuminating Engineers Society (IES) publication on Recommended
Practice on Lighting for the Exterior Environment
Current Research and Award-Winning Work done by Colorado IES members
Response: 3000k lights will be used on the exterior.
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com
Topic: Landscape Plans
Comment Number: 2 Comment Originated: 10/18/2016
10/18/2016:
Unfortunately exiting tree number 8 a 43 inch diameter Siberian Elm had to be
removed. Add or shift a new tree back into this general location. Also tree
number 24 which is a 31 inch diameter Siberian elm shown to be retained at the
SE part of the site now has about 50% of the canopy that is dead. This includes
all of the entire south main stem. This likely occurred from the November 2014
freeze. No mitigation is required for these trees. Record their status in the tree
inventory table. Tree number 24 should be downgraded to poor condition.
Response: Noted. Mitigations Plan adjusted accordingly
Comment Number: 3 Comment Originated: 10/18/2016
10/18/2016:
Please list Iseli Fastigiate Spruce as a tree. Also include it in the tree diversity
table.
Response: Noted and adjusted.
Comment Number: 4 Comment Originated: 10/18/2016
10/18/2016:
Show irrigated lawn in the parkway.
Response: Irrigated lawn now shown in parkway.
Additional Note:
Two of the required mitigation trees will be provided cash in-lieu for the addition of street trees along Jefferson after the
improvements have been made.
5
Department: Historic Preservation
Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/18/2016
10/18/2016: The proposed design is generally compatible with the
requirements of Land Use Code 3.4.7 (F) (3) and reflects the LPC's request for
the addition of brick material that would provide a stronger transition from the
brick Jefferson block and Union Pacific Depot into the River District, which
provides more flexibility in terms of common building materials. The large
format, grey brick veneer choice is an appropriate option to consider in answer
to this request.
Response: Regular format grey brick veneer has been selected for the project.
Comment Number: 2 Comment Originated: 10/18/2016
10/18/2016: The proposed design is compliant with 3.4.7 (F) (1), which
addresses height, setback, and width of new construction and similarity to the
historic area of adjacency.
Response: Comment acknowledged
Comment Number: 3 Comment Originated: 10/18/2016
10/18/2016: Regarding the maintenance of visual and pedestrian connections
required by 3.4.7(F)(4), the Union Pacific Depot building at 200 Jefferson Street
maintains its prominence on the block due to the 195-foot distance between the
two buildings. The height and placement of the proposed building does not
dominate or detract from the existing historic structures adjacent to the site. Site
placement also considers visibility of Union Pacific building from the Jefferson
and Linden intersection. The view from the alley east of the Jefferson Block,
looking across Jefferson Street, is also meant to enhance a visual connection
between Old Town District and the restaurant’s south entrance.
Response: Response: Comment acknowledged
Comment Number: 4 Comment Originated: 10/18/2016
10/18/2016: Regarding 3.4.7(F)(2)
LUC 3.4.7(F)(2) requires new structures to provide visual ties to the historic
buildings through design elements and patterns. The triplet pattern of windows
on the façade (south elevation) is inspired by the window pattern and
proportions in the row of historic buildings across Jefferson Street. The
contemporary nature of the new building's design and form provide a challenge
for maintaining the existing character of the historic area of adjacency, but the
transitional location of the development site between the Old Town and River
Districts allows for some flexibility in this regard.
Response:Comment acknowledged
Comment Number: 5 Comment Originated: 10/18/2016
10/18/2016: The LPC has provided conceptual review comments at the
September 14, 2016 meeting and staff believes the applicant has successfully
addressed the requests that Commission members raised at that meeting. The
applicant team is scheduled to appear again before the LPC on October 26. In
order for the applicant to request a recommendation for approval from the LPC,
historic preservation staff must feel confident that the proposed building design
and site plan are finalized or nearly finalized based on successfully addressing
6
issues raised in the full City staff review process.
Response: Comment acknowledged
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 10/04/2016
10/04/2016: FIRE LANES
Fire access is required to within 150' of all exterior portions of any building as
measured by an approved route around the perimeter. For the purposes of this
section, fire access cannot be measured from Jefferson St (an arterial road).
Access can be measured from the shared parking area to the west of the
property and from Linden St. From these points the building remains
approximately 70' out of access, however as the proposed building will be
equipped with a fire sprinkler system, the out of access condition is considered
acceptable.
Response: Acknowledged.
Comment Number: 2 Comment Originated: 10/04/2016
10/04/2016: EMERGENCY ACCESS EASEMENT
The proposed Emergency Access Easement does not appear to connect with
the Public Way (Jefferson Street). The EAE should be shown on the site plan
and labeled on the plat.
Response: The emergency access easement and ROW have been coordinated.
Response: Noted.
Comment Number: 3 Comment Originated: 10/04/2016
10/04/2016: FIRE LANE SIGNS
The limits of the fire lane shall be fully defined. Fire lane sign locations should be
indicated on future plan sets. 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.
Response: Noted. Will be shown at FDP.
Comment Number: 4 Comment Originated: 10/18/2016
10/18/2016: SPRINKLER
Fire service lines to a building are typically 6 inches diameter unless sprinkler
service hydraulic calculations are able to support the 4 inch diameter waterline
as shown.
Response: Acknowledged
Comment Number: 5 Comment Originated: 10/18/2016
10/18/2016: FIRE PITS
Fire pits shall be located in a permanent/fixed location as shown on the Site
Plan with UL fixtures as appropriate. Connections shall have hard pipe, not flex
7
pipe. Fire pits shall have a 10' separation to combustible construction and/or
vegetation. This distance is measured both horizontally and vertically from the
fire source.
Response: Noted. Site adjustments made.
Department: Planning Services
Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com
Topic: General
Comment Number: 4 Comment Originated: 10/19/2016
10/19/2016: Site Plan and maybe landscape plan and maybe utility plan: label
the square things in the plaza.
Plaza labeling clarified.
Comment Number: 5 Comment Originated: 10/19/2016
10/19/2016: If you have the exst. tree trunk locations show them accurately on
plans, maybe even to scale.
Response: Tree trunk locations added to Landscape Plan.
Additional Note:
Two of the required mitigation trees will be provided cash in-lieu for the addition of street trees along Jefferson after the
improvements have been made.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 10/11/2016
10/11/2016: Please submit; Erosion Control Plan (Based on redlines), 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
Response: Erosion Control materials will be provided at final design.
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
Topic: Construction Drawings
Comment Number: 2 Comment Originated: 10/18/2016
10/18/2016: Please add an LID table to the Drainage Plan
Response: The LID table has been added.
Comment Number: 3 Comment Originated: 10/18/2016
10/18/2016: Please see redlines for additional minor comments.
Response: Redlines have been addressed.
Topic: Landscape Plans
Comment Number: 4 Comment Originated: 10/18/2016
10/18/2016: It does not appear sizing calculations for the Isolator Row have
been included in the Drainage Report.
Response: The isolator rows calcs have been included and updated to reflect the removal of the rain garden.
8
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
Comment Number: 14 Comment Originated: 10/21/2016
10/21/2016: Please spell out "And" in the title. See redlines.
Response: Comment adresssed
Comment Number: 15 Comment Originated: 10/21/2016
10/21/2016: There are line over text issues. See redlines.
Response: Comment addressed
Topic: Construction Drawings
Comment Number: 17 Comment Originated: 10/21/2016
10/21/2016:
Topic: Landscape Plans
Comment Number: 13 Comment Originated: 10/21/2016
10/21/2016: No comments.
Response: Noted.
Topic: Lighting Plan
Comment Number: 16 Comment Originated: 10/21/2016
10/21/2016: No comments.
Response: Noted
Topic: Plat
Comment Number: 2 Comment Originated: 10/19/2016
10/19/2016: Are there any Lienholders for this property? If so, please add a
signature block. If not, please add a note stating there are none, and include
response in written comments.
Response: There is not a lien holder for the project.
Comment Number: 3 Comment Originated: 10/19/2016
10/19/2016: Please add the missing note "There shall be no private....of the
City Code.".
Response: The missing note has been added.
Comment Number: 4 Comment Originated: 10/19/2016
10/19/2016: Please verify the reception number as marked. See redlines.
Response:
Comment Number: 5 Comment Originated: 10/19/2016
10/19/2016: All reception numbers for documents recorded by separate
document, must be added prior to producing mylars.
Response:
Comment Number: 6 Comment Originated: 10/21/2016
10/21/2016: To whom is the Easement for? See redlines.
9
Response:
Comment Number: 7 Comment Originated: 10/21/2016
10/21/2016: Please add "existing" to the right of way label. See redlines.
Response:
Comment Number: 8 Comment Originated: 10/21/2016
10/21/2016: Please add the area of the dedicated right of way. See redlines.
Response:
Comment Number: 9 Comment Originated: 10/21/2016
10/21/2016: Please make the lot line text larger. See redlines.
Response:
Topic: Site Plan
Comment Number: 10 Comment Originated: 10/21/2016
10/21/2016: "Block 1" is not necessary. Please remove it.
Response: Removed
Comment Number: 11 Comment Originated: 10/21/2016
10/21/2016: Some of the sheet titles in the sheet index do not match the sheet
titles on the noted sheets. See redlines.
Response: Noted and corrected.
Comment Number: 12 Comment Originated: 10/21/2016
10/21/2016: Please change the legal description to "Lot 1, Jefferson And
Linden Restaurant".
Response: Noted and adjusted.
Department: Traffic Operation
Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/19/2016
10/19/2016: The submitted traffic study information has been reviewed and the
conclusions accepted.
Response: Noted.
Comment Number: 2 Comment Originated: 10/19/2016
10/19/2016: Can you provide more information about the concrete blocks?
They are in the right of way and the applicant will need to work with engineering
on an encroachment permit. I would also recommend that you reach out to Matt
or Derek with the DDA to discuss seating design alternatives that have worked
well downtown.
Response: Concrete blocks have been removed.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/17/2016
10/17/2016: Irrigation plans are required no later than at the time of building
permit. The irrigation plans must comply with the provisions outlined in Section
10
3.2.1(J) of the Land Use Code. Direct questions concerning irrigation
requirements to Eric Olson, at 221-6704 or eolson@fcgov.com
Response: Noted.
Department: Water-Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
Topic: Construction Drawings
Comment Number: 1 Comment Originated: 10/18/2016
10/18/2016: Please see redlines for comments.
Response: Redlines have been addressed.
Topic: Landscape Plans
Comment Number: 2 Comment Originated: 10/18/2016
10/18/2016: There appear to be several locations that do not meet the
landscape separation requirements. Please review and revise accordingly.
Response: Noted and adjusted.
Comment Number: 3 Comment Originated: 10/18/2016
10/18/2016: The proposed water and fire services are shown to be installed
under a tree noted to remain. Please coordinate and revise accordingly.
Response: Noted.
Department: Zoning
Contact: Ryan Boehle, 970-416-2401, rboehle@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/11/2016
10/11/2016: The trash enclosure on the west side of the building needs a
separate pedestrian access separate of the main gated access.
Response: Attached sidewalk added.
Comment Number: 2 Comment Originated: 10/11/2016
10/11/2016: The required parking for this development is 24 spaces, a
modification would have to be requested and accepted to reduce the parking to
the reduced size of 12 spaces. The 12 spaces proposed are currently part of
Rodizio Grill's parking and approval from the property owner would need to be
acquired in perpetuity to share as parking for this development. There is a
concern of limited shared parking on this development, especially due to both
establishments having the same use.
Response: A request for alternative compliance has been submitted.
Comment Number: 3 Comment Originated: 10/11/2016
10/11/2016: The plans provide a rooftop area for mechanical, any other
mechanical would have to be properly screened from public view from both
above and below.
Response: Comment acknowledged