HomeMy WebLinkAboutCONFLUENCE - PDP - PDP170001 - CORRESPONDENCE - STAFF'S PROJECT COMMENTSCommunity 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
February 10, 2017
Jason Kersley
[au]workshop, llc.
405 Linden Street
Fort Collins, CO 80524
RE: Confluence, PDP170001, Round Number 1
Comment Summary:
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: General
02/08/2017: In coordination with Engineering Capital projects, the Willow Street
frontage may be approached with Engineering Capital Projects identified design
engineer providing a design for the Willow Street frontage of the property which
would then be built by the developer. Under this premise, the developer would be
reimbursed for the construction costs in building the project (subject to a
competitive bid process reviewed through Engineering Capital) less the City's
identified local street portion per linear foot identified for the year in which the
frontage is constructed. The components presently shown along Willow Street will
need to be verified and coordinated with the Willow Street project.
Comment Number: 2 Comment Originated: 02/08/2017
02/08/2017: The overhanging of portions of the building structure into right-of-way
appear to be in line with the criteria in 3.5.3(E)(7) of the Land Use Code (unless
determined otherwise through Planning). In checking with the Engineering Inspection
Manager, the overhang into right-of-way will still require a no-cost major
encroachment permit for both approval and documentation purposes.
Comment Number: 3 Comment Originated: 02/08/2017
02/08/2017: Engineering would need to review a variance for the not providing of
utility easements along the Willow Street and Linden Street frontage. The dedication
of an 8 foot utility easement along the Poudre Street/alley right-of-way is required.
Comment Number: 4 Comment Originated: 02/08/2017
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, Jason Holland,
at 970-224-6126 or jholland@fcgov.com.
Page 1 of 15
02/08/2017: The placement of the below grade three phase electrical vault in the
Willow Street right-of-way is a private improvement that wouldn't normally be
allowed in right-of-way. An alternative location for the electrical vault on private
property should be pursued outside of right-of-way and the planned Plaza area. A
potential area for placement could be in the identified 8 foot utility easement along
the Poudre Street/alley right-of-way with three phase existing further west at Pine
Street and Poudre Street.
Comment Number: 5 Comment Originated: 02/08/2017
02/08/2017: The concrete ribbon on the south side of Poudre Street abutting the
property wasn't intended to be permanent. Along the frontage of the development,
the concrete ribbon will need to be designed and built with rollover curb and gutter.
Comment Number: 6 Comment Originated: 02/08/2017
02/08/2017: The three identified parallel parking spaces abutting the Poudre
Street/alley right-of-way appear to be utilizing 8 feet of width to accommodate
parallel parking maneuvering along a wall. There is a general concern that providing
8 feet of width to parallel park against isn't sufficient to ensure that users of these
parking spaces can maneuver their vehicle to be fully out of the Poudre Street
right-of-way (to maintain the 20 feet of width) and/or allow for the opening and exiting
from both sides of the vehicle. The width of these 3 spaces would need to be
widened to a 10 feet minimum stall width, which would be measured from the back
of the driveover curb referenced in the previous comment, to help provide further
definition that vehicles are off of Poudre Street right-of-way and roadway.
Comment Number: 7 Comment Originated: 02/08/2017
02/08/2017: The water meters for the two 2" services should be moved outside of
the right-of-way as private improvements in public right-of-way that restrict the
Linden Street right-of-way corridor for potential future public utility needs. There
appears to be an option to have these located in between the proposed building and
the 405 Linden Street property outside of Linden Street right-of-way.
Comment Number: 8 Comment Originated: 02/08/2017
02/08/2017: A utility coordination meeting would appear to be beneficial to work
through concerns expressed in previous comments regarding the location of utility
services to serve the site, as well as the concern regarding the utility easement
dedication along Poudre Street/alley.
Comment Number: 9 Comment Originated: 02/08/2017
02/08/2017: A new bike rack is being shown in Linden Street right-of-way. Bike
racks in right-of-way cannot be considered to meet bike rack requirements, should
this be considered part of the required bike parking to meet Land Use Code
requirements. The installation of bike racks in right-of-way is coordinated with
FCMoves and would need to meet their requirements outside of the development
plan proposal.
Comment Number: 10 Comment Originated: 02/08/2017
02/08/2017: The three street cuts on Linden Street are spaced less than a total of
75 feet apart and would need to be expanded as a single patch as identified in
LCUASS 25.5.2.D.
Comment Number: 11 Comment Originated: 02/08/2017
02/08/2017: Was a soils report provided for review? With the below grade portion of
the development and the high groundwater generally known for other properties,
we'd want verification that perimeter underdrain systems are not placed in public
right-of-way.
Comment Number: 12 Comment Originated: 02/08/2017
Page 2 of 15
02/08/2017: Was a traffic study/memorandum included with the submittal for
review?
Comment Number: 13 Comment Originated: 02/08/2017
02/08/2017: The proposed plat show the proposed development plan being legally
defined as Lot 2 of Confluence, with the existing 405 Linden Street property being
part of Lot 1 of the Confluence plat. For clarity, it would appear that the development
plans (minus the plat) be titled Confluence Lot 2, since no development plan is being
contemplated for Lot 1. The development agreement would look to be defined as
being attached to Lot 2 of Confluence as well.
Comment Number: 14 Comment Originated: 02/08/2017
02/08/2017: The narrative indicates that the City will provide ongoing maintenance
of the Willow Street streetscape/sidewalk. Has this been verified with Parks?
Comment Number: 15 Comment Originated: 02/08/2017
Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com
Topic: General
01/18/2017: Question: in accordance with the TDRF sheet that was submitted in
11,598 sq feet of non-residential was identified. The site plan only identifies 6,317
sq feet of non-residential space. Clarification on what is correct is needed to verify
the fee amount. The acreage listed on the form was less than that identified on the
plat. Once the non-commercial square footage is figured out the final fee amount
can be determined.
Comment Number: 1 Comment Originated: 01/18/2017
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
Topic: General
02/07/2017: Several recommendations were provided based upon the Phase I
Environmental Site Assessment Report completed by National Inspection Services
and submitted with this PDP. Please explain in detail what the project team will be
doing to address these findings and recommendations especially in regard to
potential site contamination perhaps due to suspected prior use as solid waste
landfill on north/northeast corner of property.
Comment Number: 1 Comment Originated: 02/07/2017
Topic: Landscape Plans
02/07/2017: While this project does not have a natural habitat buffer zone it does
reside within the Poudre River Corridor. Revisit landscape plan and incorporate
more species that are native to the Foothills ecotype on the Front Range of
Colorado especially in regard to choices for ornamental grasses, perennials and
deciduous shrubs. Several resources are available online for reference including:
City of Fort Collins Plant List
http://www.fcgov.com/forestry/plant_list.pdf
City of Fort Collins Natural Areas Department Native Plants List
http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf
Comment Number: 2 Comment Originated: 02/07/2017
Topic: Lighting Plan
Page 3 of 15
02/07/2017: It appears 3000K or less luminaires are called for on lighting plans and
manufacture cut sheets. Please ensure these specifications remain clearly
identified on plans and construction documents. Thank you for contributing to City of
Fort Collins efforts to limit amount of blue light in the night sky and to work toward
potentially becoming a Dark Sky Community as certified by the International Dark
Sky Association.
Comment Number: 3 Comment Originated: 02/07/2017
Department: Forestry
Contact: Molly Roche, , mroche@fcgov.com
Topic: Landscape Plans
02/10/2017:
Eastern River Birch is a beautiful tree; however, it is sensitive to higher pH soil
which is common throughout Fort Collins. Planting in this site would likely cause it to
suffer from chlorosis and it would not survive long-term.
Comment Number: 1 Comment Originated: 02/10/2017
02/10/2017:
Please include the City of Fort Collins bolded Permit Box note on all landscape
sheets. This note is available through the City Forester or project planner.
Comment Number: 2 Comment Originated: 02/10/2017
02/10/2017:
If there are any existing trees on site contact the City Forester for an onsite meeting
to obtain tree inventory and mitigation information for the plan.
Comment Number: 3 Comment Originated: 02/10/2017
02/10/2017:
Please provide a detail of the proposed tree in the sidewalk and specify the tree
grate to be installed.
Comment Number: 4 Comment Originated: 02/10/2017
02/10/2017:
We would like to confirm that irrigation will be provided to the Honeylocust in the
right-of-way.
Comment Number: 5 Comment Originated: 02/10/2017
02/10/2017:
The existing tree on-site that is listed as an Ash is actually a Linden. Please change
the species of this tree.
Comment Number: 6 Comment Originated: 02/10/2017
02/10/2017:
On the northwest side of the property, there is an existing multi-stemmed Elm that is
growing on two sides of a fence. Please contact City Forestry if this tree is within the
property’s boundaries as we would like to issue inventory and mitigation information.
Comment Number: 7 Comment Originated: 02/10/2017
Department: Historic Preservation
Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com
Topic: General
Page 4 of 15
02/07/2017: As previously indicated in the PDR comments, the proposed project is
adjacent to several historic resources that will trigger project review under LUC
3.4.7. The area of adjacency would include 1. Feeders Supply, 359 Linden St.:
contributing building to the Old Town National Register District; individually eligible;
2. Stewart-Trupp House & Sign Shop, 320 Willow: individually eligible;
3. Giddings Machine Shop: designated as a Fort Collins Landmark in 2003
4. Remaining tracks of the Greeley, Salt Lake, and Pacific Railroad along Willow
Street; 9. Archeological resources: Old Fort Site (1860s); Linden Street streetcar
line (1908-1923); 10. 405 Linden; and 11. 409 Linden. Staff will need to provide
current determinations of eligibility for designation for 405 and 409 Linden--please
contact me to begin this process at your convenience.
Comment Number: 1 Comment Originated: 02/07/2017
02/07/2017: LUC 3.4.7(F)(1) states that the height, setback, and width of new
structures “shall be similar” to those of existing historic structures to the maximum
extent feasible. This requirement is waived only if the decision maker determines
that dissimilar height, setback, and width would not negatively impact the historic
exterior integrity and significance of the historic resources. This section also allows
for setback alignment to occur through the use of walls, hedges, or other screens
when setback alignment cannot be created with the buildings. Finally, it states that
“taller structures or portions of structures shall be located interior to the site.”
The proposed design locates taller portions of the project on the site’s interior and
providing massing stepbacks that recognize the adjacent one-story buildings. The
submittal elevations show the height relationship of 405 and 409 Linden to the
proposed new construction. To provide comparative analysis with the surrounding
historic context for LPC review, the applicant should provide renderings that show
the height of the project in relationship to the historic resources in the full area of
adjacency as noted in the previous comment, as well as width measurements. More
information about the setback relationship of the project to the existing setback for
the historic resources will also be required.
Comment Number: 2 Comment Originated: 02/07/2017
02/07/2017: LUC 3.4.7(F)(2) states, “New structures shall be designed to be in
character with such existing historic structures. Horizontal elements, such as
cornices, windows, moldings and sign bands, shall be aligned with those of such
existing historic structures to strengthen the visual ties among buildings. Window
patterns of such existing structures (size, height, number) shall be repeated in new
construction, and the pattern of the primary building entrance facing the street shall
be maintained to the maximum extent feasible.”
For the LPC review packet, the applicant should provide a summary of design
elements and patterns that provide visual ties and achieve compatibility with this
section of the code. Photos of the historic buildings that reflect existing patterns or
features that provide inspiration for the new construction should be included with
that summary for comparison.
Comment Number: 3 Comment Originated: 02/07/2017
Page 5 of 15
02/07/2017: LUC 3.4.7(F)(3) The dominant building material of such existing
historic structures adjacent to or in the immediate vicinity of the proposed structure
shall be used as the primary material for new construction. Variety in materials can
be appropriate, but shall maintain the existing distribution of materials in the same
block.
For the LPC review packet, the applicant should provide a summary of materials
choices in relationship to the dominant building material(s) in the proposed historic
area of adjacency. Again, photos of the historic buildings that reflect the dominant
material(s) of historic buildings that provide inspiration for the new construction
should be included with that summary for comparison.
Comment Number: 4 Comment Originated: 02/07/2017
02/07/2017: LUC 3.4.7(F)(4) states: “Visual and pedestrian connections between
the site and neighborhood focal points, such as a park, school or church, shall be
preserved and enhanced, to the maximum extent feasible.”
Please provide pedestrian views of the primary focal point within the area of
adjacency (Feeders Supply building) looking southwest along Linden from the area
just northeast of the project, to provide information about how the project impacts
the general visibility of that structure.
Comment Number: 5 Comment Originated: 02/07/2017
02/07/2017: LUC 3.4.7(F)(5) states: “To the maximum extent feasible, existing
historic and mature landscaping shall be preserved, and when additional street tree
plantings are proposed, the alignment and spacing of new trees shall match that of
the existing trees.”
Please address this section in your submittal packet for LPC as appropriate.
Comment Number: 6 Comment Originated: 02/07/2017
02/07/2017: If there are no major concerns from other City staff that would require
major changes to building design, setbacks, etc. you may begin the process of
obtaining a recommendation from the LPC. Please contact me directly to schedule
review before the Landmark Preservation Commission. Most projects require two
meetings with the LPC to finalize their comments and receive a recommendation.
The next available meeting is March 15 (work session March 8; packet for both due
Monday, February 27); or April 19 (work session April 12; packet for both due
Monday, April 3).
Comment Number: 7 Comment Originated: 02/07/2017
Department: Internal Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Page 6 of 15
02/02/2017:
Building Permit Pre-Submittal Meeting:
Pre-Submittal meetings are required 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
Fort Collins has amendments to most of the codes listed above. See the fcgov.com
web page to view them.
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Use
1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC.
2. Multi-family and Condominiums 3 stories max: 2012 IECC residential chapter.
3. Commercial and Multi-family 4 stories and taller: 2012 IECC commercial chapter.
Confluence– project specific concerns:
1. Fire-sprinkler systems are required. A new code amendment effective in 2014 will
require a full NFPA-13 sprinkler system and not allow a 13-R system.
2. Bedroom egress windows required below 4th floor for 1 exit buildings.
3. All windows above the 1st floor require minimum sill height of 24”
4. Building code and State statute CRS 9-5 requires project provide accessible
units.
5. Upgraded insulation is required for buildings using electric heat or cooling.
6. Exterior walls and roof must meet a STC (sound resistance) rating of 40 min. if
building located within 1000ft to train tracks.
7. Low-flow Watersense plumbing fixtures (toilet, faucets, shower heads) are
required.
8. Special combustion safety requirements for natural draft gas appliances.
9. Low VOC interior finishes.
City of Fort Collins
Comment Number: 1 Comment Originated: 02/02/2017
Page 7 of 15
Building Services
Plan Review
416-2341
Department: Light And Power
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
Topic: General
02/08/2017: Light & Power has existing single-phase electric facilities running
adjacent to the site in Poudre St. 3-phase power is available in Willow St. adjacent
to the site and there is 3-phase power running along Pine St.
Comment Number: 1 Comment Originated: 02/08/2017
02/08/2017: Any relocation or modification to existing electric facilities will be at the
expense of the owner/developer. If Light & Power’s existing electric facilities are to
remain within the limits of the project they must be located within a utility easement.
Comment Number: 2 Comment Originated: 02/08/2017
02/08/2017: Electric Capacity Fee, Building Site charges, and any system
modification charges necessary will apply to this development. Please contact us if
you have any questions regarding the fees for the project and reference our fee
estimator at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-de
velopment-fees
Comment Number: 3 Comment Originated: 02/08/2017
02/08/2017: A commercial service information form (C-1 form) and a one line
diagram will need to be submitted to Light & Power Engineering for all proposed
commercial buildings and multi-family (commercial) buildings larger than a duplex.
A link to the C-1 form is below:
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms
-guidelines-regulations
Comment Number: 4 Comment Originated: 02/08/2017
02/08/2017: Relocation of the existing single-phase pad mount transformer to the
North side of Poudre Street could be problematic with the head in parking and
maintaining clearance. It could possibly be moved East into the larger Island on the
North side of Poudre St. This transformer feeds multiple services along Poudre St.,
Pine St., and Linden St. This transformer is on a radial feed and will require a fairly
long outage that may need to be completed outside of normal business hours.
Comment Number: 5 Comment Originated: 02/08/2017
02/08/2017: Bringing power to the proposed submersible 3-phase transformer will
require Light & Power to break into the existing duct line along Willow St. and re-pull
primary cable East and West along Willow.
Comment Number: 6 Comment Originated: 02/08/2017
02/08/2017: If Light & Power is to set a 3-phase submersible transformer, the
owner/developer will be responsible for paying a surcharge between a pad mount
transformer cost and a submersible transformer cost. In addition, the
owner/developer will be responsible for any additional costs incurred by Light &
Power to install a submersible transformer over a traditional pad mount. This cost
will include the cost of the precast concrete vault.
Comment Number: 7 Comment Originated: 02/08/2017
02/08/2017: A pad mount 3-phase transformer is the standard for 3-phase electric
service. If the owner/developer is wanting a submersible 3-phase transformer set
for their project, they will have to submit a request the the Light & Power Operations
Manager (Tim McCollough) for approval.
Comment Number: 8 Comment Originated: 02/08/2017
Page 8 of 15
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
02/07/2017: 2015 IFC CODE ADOPTION
The Poudre Fire Authority and the City of Fort Collins are in the process of adopting
the 2015 International Fire Code. Building plan reviews shall be subject to the
adopted version of the fire code in place at the time of plan review submittal and
permit application.
Comment Number: 1 Comment Originated: 02/07/2017
02/07/2017: ALTERNATIVE MEANS & METHODS
Where project size and scope and/or site constraints conflict with fire code
compliance, the intent of the fire code may be met via alternative means and
methods, upon approval of the fire marshal. As per IFC 104.8 & 104.9, the fire
marshal may allow this approach when perimeter access and aerial apparatus
access requirements cannot be met on the site plan. The applicant has
acknowledged the site constraints and at this time wishes to present a plan for
alternative compliance. A written plan to meet the intent of the code via alternative
means and methods will need to be submitted to Fire Marshal, Bob Poncelow for
review and approval prior to final plans approval.
Comment Number: 2 Comment Originated: 02/07/2017
02/07/2017: LIFE SAFETY PLAN
The site plan, although very innovative, is also very complex above the ground floor.
At this time, PFA is unable to approve the site plan without a better understanding of
exit pathways, travel distances, building connections, etc. PFA is requesting a
life-safety plan at this time along with floor plans. Given that this project cannot meet
general perimeter access or aerial apparatus access, a life safety plan is critical for
site plan review and it will be tied to building permitting.
Comment Number: 3 Comment Originated: 02/07/2017
02/07/2017: POUDRE STREET
There is some question as to the ultimate width of Poudre Street. The intent should
be to maintained it at an unobstructed width of 20'. Proposed parking should not
encroach into this 20' width.
Comment Number: 4 Comment Originated: 02/07/2017
02/07/2017: AUTOMATIC FIRE SPRINKLER SYSTEM - BALCONIES AND DECKS
A Preliminary Design Review comment referenced sprinkler protection for exterior
balconies, decks, and ground floor patios of dwelling units (IFC903.3.1.2.1). The
applicant correctly identified this as a 13-R sprinkler requirement. This project will
require a full NFPA 13 system and not a 13-R system. A full 13 system will also
require sprinklering of balconies, decks and patios. Please contact Assistant Fire
Marshal, Joe Jaramillo with any fire sprinkler related questions at 970-416-2868.
Comment Number: 5 Comment Originated: 02/07/2017
02/07/2017: FIRE STANDPIPE SYSTEM
Standpipes shall be installed in every required stairwell.
> IFC Sections 905 and 913: Standpipe systems shall be provided in new buildings
and structures in accordance with Section 905 or the 2012 International Fire Code.
Comment Number: 6 Comment Originated: 02/07/2017
Page 9 of 15
02/07/2017: HYDRANT FOR STANDPIPE SYSTEMS
A hydrant is required within 100' of the Fire Department Connection. The hydrant on
the NW corner of Willow and Linden appears to be located appropriately. The FDC
will need to be located within 100' of this hydrant. Code language provided below.
> IFC 507.5.1.1: Buildings equipped with a standpipe system installed in accordance
with Section 905 shall have a fire hydrant within 100 feet of the fire department
connections.
Comment Number: 7 Comment Originated: 02/07/2017
02/07/2017: PREMISE IDENTIFICATION & WAYFINDING
Due to the complex nature of this site plan, addresses shall be posted on each unit
(as typical) and where otherwise needed to aid in wayfinding. A plan for wayfinding
and signage locations shall be submitted for review and approval prior to FDP
approval.
Comment Number: 8 Comment Originated: 02/07/2017
02/07/2017: ROOF ACCESS
The Preliminary Design Review comment referenced 504.3 in the 2012 IFC. This
project will be permitted under the 2015 IFC. Updated code language provided
below.
> IFC 504.3: New buildings four or more stories above grade plane, shall be
provided with a stairway to the roof. Stairway access to the roof shall be in
accordance with IFC 1011.12. Such stairways shall be marked at street and floor
levels with a sign indicating that the stairway continues to the roof.
The applicant is wondering if the stairway to the roof can be partially exterior as long
as it meets Section 1026 (which will become 1027 in the 2015 IFC). The complex
nature of the plan will require more than one stairwell to the roof. As such, PFA will
not provide a blanket answer to this question, but asks the applicant to provide
specific details of their roof access points.
Having said that, Sections 504.3 and 1027 do not appear to exclude the other code
section and roof access may potentially have an external component as long as roof
access stairs adequately separated from the building interior as required by the IBC
and adequate wayfinding signage is provided. Exterior exit staireways shall not be
used as an element of a required means of egress for high rise buildings. Further
discussion will be needed.
Comment Number: 9 Comment Originated: 02/07/2017
Department: Planning Services
Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
Topic: General
Please provide a letter to Planning Services that provides your assessment/key
conclusions related to the building height/shadow analysis criteria listed in LUC
3.5.1(G). See criteria for Light and Shadow, Privacy and Neighborhood Scale.
Comment Number: 1 Comment Originated: 02/08/2017
Page 10 of 15
Please explore moving the sidewalk further away from the west face of the building
so that there is a wider, more varied landscape edge along the west face of the
building. This would be intended to be a component of a landscape plan that
alternatively complies with the Land Use Code standards in terms of tree stocking
and foundation planting. Currenty the project does not meet these standards. Please
also explore ways to incorporate landscaping along the east edge of the project,
either on the site or on the adjacent property along the east side of Poudre Street.
Trees along the east side of Poudre Street could be a way to soften the east side of
the building since no space is provided on-site for tree stocking along the east side
of the proposed building.
Comment Number: 2 Comment Originated: 02/08/2017
Provide more perspective views of the building with sheet DR08 or a new sheet that
shows at least four contextual views of the building around all four sides.
Provide an additional sheet that shows the floor plan for each level and a table of
uses and GSF or GLA for each use. Add to the land use table the specific
commercial/retail and/or institutional uses that could be incorporated.
Clarify with line weights and labeling what the boundary is for the project. Label
parcels that are not included. The 405 Linden Street property is included in the
project, please make sure that this use (current and potential future) is included in
the land use table and parking requirements.
Comment Number: 3 Comment Originated: 02/08/2017
Add representative material/color images as a digital sample board and incorporate
this into the plan set, or provide a sample board.
Comment Number: 4 Comment Originated: 02/08/2017
In the parking table, the existing building exemption "remainder" section does not
appear to be correct. Also, while the code does allow this exemption to be
proposed, the 5,000 SF split between the net uses needs to more reasonably reflect
the existing office use of the existing building. To do this, staff would recommend
simplifying the calculation and deducting 5 spaces (5,000 SF at 1:1000) to be
deducted from the total baseline non-residential parking requirement.
Comment Number: 5 Comment Originated: 02/10/2017
Department: Stormwater Engineering
Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com
Topic: General
02/06/2017: Please address off-site flows by providing off-site basins, hydrologic
calculations and proposed routing through the site.
Comment Number: 2 Comment Originated: 02/06/2017
02/06/2017: It is noted that the site proposes free release of stormwater with no
detention. Please provide Energy Grade Line (EGL) in addition to Hydraulic Grade
Line (HGL) for the existing storm sewer to determine if this is acceptable. It is
necessary to show both the EGL and HGL increase less than 0.1' in the storm
sewer as a result of the proposed flows.
Comment Number: 3 Comment Originated: 02/06/2017
02/06/2017: Please review LID calculations and provide based on the entire
developing site.
Comment Number: 4 Comment Originated: 02/06/2017
02/06/2017: Please see redlined report and plans.
Comment Number: 5 Comment Originated: 02/06/2017
Page 11 of 15
02/08/2017: Please note that a clause in the development agreement regarding
access to the LID facilities located within the structure will be required as there is
not an easement for these facilities.
Comment Number: 6 Comment Originated: 02/08/2017
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
01/23/2017: 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@fcgov.com
Comment Number: 1 Comment Originated: 01/23/2017
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
02/08/2017: Please remove the address from the title block. With the project being
replatted, the address could change.
Comment Number: 9 Comment Originated: 02/08/2017
Topic: Construction Drawings
02/09/2017: Please change the sub-title to match the revised sub-title on the
Subdivision Plat.
Comment Number: 14 Comment Originated: 02/09/2017
02/09/2017: There are line over text issues. See redlines.
Comment Number: 15 Comment Originated: 02/09/2017
Topic: General
02/08/2017: SHADOW STUDIES: Please remove the address from the title block.
With the project being replatted, the address could change.
Comment Number: 11 Comment Originated: 02/08/2017
02/09/2017: 3D VIEWS: Please remove the address from the title block. With the
project being replatted, the address could change.
Comment Number: 12 Comment Originated: 02/09/2017
Topic: Landscape Plans
02/08/2017: Please remove the address from the title block. With the project being
replatted, the address could change.
Comment Number: 10 Comment Originated: 02/08/2017
Topic: Lighting Plan
02/09/2017: Please remove the address from the title block. With the project being
replatted, the address could change.
Comment Number: 13 Comment Originated: 02/09/2017
Topic: Plat
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02/08/2017: Please make changes to the sub-title as marked. See redlines.
Comment Number: 1 Comment Originated: 02/08/2017
02/08/2017: The Statement Of Ownership And Subdivision is incomplete.
Comment Number: 2 Comment Originated: 02/08/2017
02/08/2017: Please add the missing note "There shall be no private....of the City
Code.".
Comment Number: 3 Comment Originated: 02/08/2017
02/08/2017: Please make changes on sheet 2 as marked. If changes are not made
or you disagree with comments, please provide written response of why corrections
were not made. Please provide any responses on redlined sheets and/or in
response letter.
Comment Number: 4 Comment Originated: 02/08/2017
Topic: Site Plan
02/08/2017: Please revise the legal description as marked. See redlines.
Comment Number: 5 Comment Originated: 02/08/2017
02/08/2017: There are line over text issues. See redlines.
Comment Number: 6 Comment Originated: 02/08/2017
02/08/2017: There is text that needs to be masked. Mask all text in hatched areas.
See redlines.
Comment Number: 7 Comment Originated: 02/08/2017
02/08/2017: Please remove the address from the title block. With the project being
replatted, the address could change.
Comment Number: 8 Comment Originated: 02/08/2017
Department: Traffic Operation
Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com
Topic: General
02/07/2017: The parallel parking spaces are very narrow, and the vertical wall on
the opposite side makes it even more confined.
Comment Number: 2 Comment Originated: 02/07/2017
Topic: Traffic Impact Study
02/07/2017: Some of the proposed uses were not accounted for in the traffic study,
and we would like to work with the traffic engineer to better understand the
assumptions.
Comment Number: 1 Comment Originated: 02/07/2017
Department: Transportation Planning
Contact: Seth Lorson, 970-416-4320, slorson@fcgov.com
Topic: General
Page 13 of 15
02/08/2017: In response to the request to remove the overnight parking restriction.
We need to have a broader policy conversation to understand the purpose of the
restriction and the ramifications of removing said restriction. However, we will
certainly look at any way we can be more efficient with public parking including
permitting overnight. Additionally, when reviewing parking space restrictions (2-hr,
all-day, overnight etc...) we consider the abutting land use, occupancy and turnover
data, and feedback from business owners in the area.
Comment Number: 1 Comment Originated: 02/08/2017
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
02/06/2017: 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@fcgov.com
Comment Number: 1 Comment Originated: 02/06/2017
Department: Water-Wastewater Engineering
Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com
Topic: General
02/06/2017: Please coordinate existing irrigation water service owned by City of
Fort Collins with appropriate department contact - Parks, Mike Brunkhardt at
(970)416-2349 or mbrunkhardt@fcgov.com.
Comment Number: 1 Comment Originated: 02/06/2017
02/06/2017: Please show a proposed reconfiguration for the 316 Willow sanitary
service and acceptance of relocation by the owner.
Comment Number: 2 Comment Originated: 02/06/2017
02/06/2017: Please see redlined plans.
Comment Number: 3 Comment Originated: 02/06/2017
Department: Zoning
Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com
Topic: Building Elevations
02/08/2017: The signage will require a separate permit but please note, the signage
shown does not meet our sign code. We do not allow signs to project above a
canopy or awning.
Comment Number: 1 Comment Originated: 02/08/2017
Topic: Lighting Plan
02/08/2017: The "BB" light fixture needs to be fully shielded and down-directional,
please reselect.
Comment Number: 1 Comment Originated: 02/08/2017
Topic: Site Plan
02/08/2017: Parking in the right-0f-way cannot be used to meet parking
requirements.
Comment Number: 1 Comment Originated: 02/08/2017
Page 14 of 15
02/08/2017: A standard parking space is 9' x 19'. The one-way drive aisle widths
must be 20'.
Comment Number: 2 Comment Originated: 02/08/2017
02/08/2017: The two handicap spaces appear to be the least accessible parking
spaces provided. The van accessible handicap space must have a 8 foot clear
access aisle, using a portion of the abutting handicap space doesn't work.
Comment Number: 3 Comment Originated: 02/08/2017
02/08/2017: You'll need to show the bicycle parking spaces proved in the courtyard
on a site plan.
Comment Number: 1 Comment Originated: 02/08/2017
02/08/2017: Bike parking in the right-of-way cannot be used to meet the parking
requirements. I count 12 racked bike parking spaces.
Comment Number: 4 Comment Originated: 02/08/2017
02/08/2017: Please label the trash enclosure.
Comment Number: 1 Comment Originated: 02/08/2017
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