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HomeMy WebLinkAboutCONFLUENCE - PDP - PDP170001 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTS (2)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 February 10, 2017 Jason Kersley [au]workshop, llc. 405 Linden Street Fort Collins, CO 80524 RE: Confluence, PDP170001, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Jason Holland, at 970-224-6126 or jholland@fcgov.com. Comment Summary: Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General Comment Number: 2 Comment Originated: 02/08/2017 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. [au] Response: The developer will continue to coordinate and work with the city to further develop this strategy. Comment Number: 3 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. [au] Response: Noted. An encroachment permit will be provided during final design (FP phase) Comment Number: 4 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. NE Response: A Variance Letter as requested will be provided during final design (FP phase). Comment Number: 5 Comment Originated: 02/08/2017 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. [au] Response: It is recognized that transformers in ROW are not normally allowed. A number of alternative locations have been investigated. Because of the unique geometry and constraints of the site, potential alternative locations would have multiple critical negative impacts to the functionality and financial performance of the project. The current proposed location is still the best location for the transformer. Comment Number: 6 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. NE Response: The street section for Poudre Street was designed and constructed per LCUASS Figure 7-12F which includes the 1-ft by 1-ft concrete edge. Designing and constructing a drive over curb to replace the existing concrete edge as suggested will not allow for proper drainage since Poudre Street has a cross slope. Comment Number: 7 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. [au] Response: We’ve revised the parallel parking spots by moving the adjacent wall west. This provides a total of 9’-2” from the wall to the boundary of the ROW. This allows for a vehicle to park fully within the property and still provides adequate door opening clearance on the passenger side. An exhibit demonstrating showing how this condition is similar to typical parking conditions has been provided with this comment letter Comment Number: 8 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. NE Response: The two proposed water meters have been relocated outside the right-of-way. Comment Number: 9 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. NE Response: Several meetings have been held to date with Comcast, XCEL, City Light and Power, and City Water/Wastewater/Storm Water departments to discuss utility improvements and utility easement requirement along Poudre Street for this development. We will continue to coordinate with the respective utility companies and city departments as we progress through the design process. Comment Number: 10 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. [au] Response: The proposed new bike rack shown in the Linden Street right-of-way is not included in the count for bike parking requirements. Installation of proposed rack in ROW will be coordinated with FCMoves. Comment Number: 11 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. NE Response: The drawings have been revised accordingly. Comment Number: 12 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. [au] Response: A soils report has been provided for review. Comment Number: 13 Comment Originated: 02/08/2017 02/08/2017: Was a traffic study/memorandum included with the submittal for review? [au] Response: A traffic memo has been provided for review. Comment Number: 14 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. NE Response: The drawings have been revised accordingly. Comment Number: 15 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? [au] Response: The assumption was made that as part of a capital improvements project that is tied into the previous capital improvement projects along Linden Street. The street scape plantings along Linden are currently maintained by the city. We are coordinating with Engineering Capital on the design of the Willow Street plaza design and construction, and we will coordinate with them to verify that the city will also provide maintenance for this area. Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/18/2017 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. [au] Response: The site plan has been updated to the correct non-residential square footage. The TDRF application has also been revised. The plat is divided into 2 lots. The development is on Lot 2 only. Lot 2 is listed on page 2 of the plat documents as 17,407s.f./0.401 acres. This matches the TDRF application. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/07/2017 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. [au] Response: A phase II has also been conducted. A digital copy of the Phase II report is included in the resubmittal package. Here is an excerpt of the conclusions of the report. “The Limited Phase II Environmental Subsurface Investigation determined that all of chemical constituents analyzed from the soil samples collected from the three soil boring locations were identified below the Colorado Department of Labor and Employment, Division of Oil and Public Safety (OPS) Tier 1 Risk-Based Screening Levels (RBSL’s).” Based on the findings of the Phase II report contamination is not expected to be found. Topic: Landscape Plans Comment Number: 2 Comment Originated: 02/07/2017 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: [au] Response: Discussed comment with S. Blockowiak on 04/12/17, no changes needed per conversation. 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 Topic: Lighting Plan Comment Number: 3 Comment Originated: 02/07/2017 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. RJM Response: Noted Department: Forestry Contact: Molly Roche, , mroche@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 02/10/2017 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. [au] Response: Tree inventory walk was held on 04/19/17 with City Arborist. During inventory walk this species selection was discussed and was supported as an acceptable selection. Comment noted. Comment Number: 2 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. [au] Response: Plan updated per comment. Comment Number: 3 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. [au] Response: Tree inventory walk was held on 04/19/17 with City Arborist. Mitigation information will be incorporated in the next round of comments. Comment noted. Comment Number: 4 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. [au] Response: A detail has been provided on site plan sheet DR01.1. Comment Number: 5 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. [au] Response: Noted. Irrigation will be provided to new street trees. Comment Number: 6 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. [au] Response: Plan updated per comment. Comment Number: 7 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. [au] Response: Tree inventory walk was held on 04/19/17 with City Arborist. Mitigation information will be incorporated in the next round of comments. Comment noted. Department: Historic Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/07/2017 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. [au] Response: Determination Applications for 405 Linden and 409 Linden have been submitted to LPC. Comment Number: 2 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. [au] Response: Noted. Comments are incorporated into LPC review packet materials. Comment Number: 3 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. [au] Response: Noted Comment Number: 4 Comment Originated: 02/07/2017 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. [au] Response: Noted Comment Number: 5 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. [au] Response: Noted. Comments are incorporated into LPC review packet materials. Comment Number: 6 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. [au] Response: Noted. Comments are incorporated into LPC review packet materials. Comment Number: 7 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). [au] Response: Noted. Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 02/02/2017 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. [au] Response: Noted. Pre-Submittal meeting occurred Feb. 16, 2016. City of Fort Collins Building Services Plan Review 416-2341 Department: Light And Power Contact: Rob Irish, 970-224-6167, rirish@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/08/2017 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. [au] Response: Noted. Comment Number: 2 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. [au] Response: Noted. Comment Number: 3 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-investmen t-development-fees [au] Response: Noted. Comment Number: 4 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-fo rms-guidelines-regulations [au] Response: Noted. Comment Number: 5 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. NE Response: As discussed is it possible to place the relocated transformer in a vault within the existing 8-ft wide utility easement? Comment Number: 6 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. [au] Response: Noted. Comment Number: 7 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. [au] Response: Noted. Comment Number: 8 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. [au] Response: Noted. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 02/07/2017 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. [au] Response: Noted Comment Number: 2 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. [au] Response: Noted Comment Number: 3 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. [au] Response: A Life Safety Plan will be submitted to PFA for review. Comment Number: 4 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. [au] Response: Proposed parking will not encroach into 20’ width. Comment Number: 5 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. [au] Response: Noted Comment Number: 6 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. [au] Response: Noted Comment Number: 7 Comment Originated: 02/07/2017 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. [au] Response: Noted Comment Number: 8 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. [au] Response: Noted Comment Number: 9 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. [au] Response: Noted Department: Planning Services Contact: Jason Holland, 970-224-6126, jholland@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/08/2017 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. [au] Response: Noted. AN assessment letter has been included with this comment letter. Comment Number: 2 Comment Originated: 02/08/2017 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. [au] Response: Discussed comment with J. Holland on 04/12/17 and 04/17/17, no changes needed per conversation. Comment Number: 3 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. [au] Response: Drawings have been revised per the comments. Comment Number: 4 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. [au] Response: A sample materials sheet has been included in the submittal. Comment Number: 5 Comment Originated: 02/10/2017 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. [au] Response: The parking table has been revised per the comment. Department: Stormwater Engineering Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com Topic: General Comment Number: 2 Comment Originated: 02/06/2017 02/06/2017: Please address off-site flows by providing off-site basins, hydrologic calculations and proposed routing through the site. NE Response: This was resolved during a meeting between Storm Water and Northern Engineering on 2/22/2017. Comment Number: 3 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. NE Response: This was resolved during a meeting between Storm Water and Northern Engineering on 2/22/2017. Comment Number: 4 Comment Originated: 02/06/2017 02/06/2017: Please review LID calculations and provide based on the entire developing site. NE Response: LID calculations were revised per discussions with Storm Water. Comment Number: 5 Comment Originated: 02/06/2017 02/06/2017: Please see redlined report and plans. NE Response: The drawings and drainage report were revised accordingly. Comment Number: 6 Comment Originated: 02/08/2017 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. [au] Response: Noted. Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 01/23/2017 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 NE Response: The necessary erosion control plans and documents will be provided in final design. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 9 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. [au] Response: The Building Elevations been revised accordingly Topic: Construction Drawings Comment Number: 14 Comment Originated: 02/09/2017 02/09/2017: Please change the sub-title to match the revised sub-title on the Subdivision Plat. NE Response: The drawings have been revised accordingly. Comment Number: 15 Comment Originated: 02/09/2017 02/09/2017: There are line over text issues. See redlines. NE Response: The drawings have been revised accordingly. Topic: General Comment Number: 11 Comment Originated: 02/08/2017 02/08/2017: SHADOW STUDIES: Please remove the address from the title block. With the project being replatted, the address could change. [au] Response: The Shadow Studies have been revised accordingly. Comment Number: 12 Comment Originated: 02/09/2017 02/09/2017: 3D VIEWS: Please remove the address from the title block. With the project being replatted, the address could change. [au] Response: The 3d Views sheet has been revised accordingly Topic: Landscape Plans Comment Number: 10 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. [au] Response: The Landscape plan has been revised accordingly. Topic: Lighting Plan Comment Number: 13 Comment Originated: 02/09/2017 02/09/2017: Please remove the address from the title block. With the project being replatted, the address could change. [au] Response: The lighting plan has been revised accordingly. Topic: Plat Comment Number: 1 Comment Originated: 02/08/2017 02/08/2017: Please make changes to the sub-title as marked. See redlines. NE Response: The plat has been revised accordingly. Comment Number: 2 Comment Originated: 02/08/2017 02/08/2017: The Statement Of Ownership And Subdivision is incomplete. NE Response: The plat has been revised accordingly. Comment Number: 3 Comment Originated: 02/08/2017 02/08/2017: Please add the missing note "There shall be no private....of the City Code.". NE Response: The plat has been revised accordingly. Comment Number: 4 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. NE Response: The plat has been revised accordingly. Topic: Site Plan Comment Number: 5 Comment Originated: 02/08/2017 02/08/2017: Please revise the legal description as marked. See redlines. [au] Response: The Site Plan has been revised accordingly. Comment Number: 6 Comment Originated: 02/08/2017 02/08/2017: There are line over text issues. See redlines. [au] Response: The Site Plan has been revised accordingly. Comment Number: 7 Comment Originated: 02/08/2017 02/08/2017: There is text that needs to be masked. Mask all text in hatched areas. See redlines. [au] Response: The Site Plan has been revised accordingly. Comment Number: 8 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. [au] Response: Address has been revised accordingly. Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General Comment Number: 2 Comment Originated: 02/07/2017 02/07/2017: The parallel parking spaces are very narrow, and the vertical wall on the opposite side makes it even more confined. [au] Response: We’ve revised the parallel parking spots by moving the adjacent wall west. This allows a total of 9’-2” from the wall to the boundary of the ROW. This allows for a vehicle to park fully within the property and still provides adequate door opening clearance on the passenger side. An exhibit demonstrating showing how this condition is similar to typical parking conditions has been provided with this comment letter. Topic: Traffic Impact Study Comment Number: 1 Comment Originated: 02/07/2017 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. [au] Response: Per the discussions at the round 1 comment review meeting, please feel free to work directly with Matt Delich. Department: Transportation Planning Contact: Seth Lorson, 970-416-4320, slorson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/08/2017 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. [au] Response: Noted Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/06/2017 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 [au] Response: Noted Department: Water-Wastewater Engineering Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/06/2017 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. [au] Response: Noted. Irrigation design for the project will be coordinated with the existing water service owned by the city. Comment Number: 2 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. NE Response: The existing sanitary sewer service for 316 Willow Street will be relocated to connect into the existing sanitary sewer main in Willow Street. The design for this sanitary sewer service will be completed in final design as discussed in our meeting with Dan and Shane on 2/22/17. Comment Number: 3 Comment Originated: 02/06/2017 02/06/2017: Please see redlined plans. NE Response: The drawings have been revised per the received redlines. Department: Zoning Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com Topic: Building Elevations Comment Number: 1 Comment Originated: 02/08/2017 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. [au] Response: Noted. Signage permits will be requested separately. Topic: Lighting Plan Comment Number: 1 Comment Originated: 02/08/2017 02/08/2017: The "BB" light fixture needs to be fully shielded and down-directional, please reselect. RJM Response: A new fixture for “BB” has been selected Topic: Site Plan Comment Number: 1 Comment Originated: 02/08/2017 02/08/2017: Parking in the right-0f-way cannot be used to meet parking requirements. [au] Response: No parking in ROW is counted to meet minimum parking requirements. Comment Number: 2 Comment Originated: 02/08/2017 02/08/2017: A standard parking space is 9' x 19'. The one-way drive aisle widths must be 20'. [au] Response: Per LUC 3.2.2(L)(3) Long-Term parking stalls may be 8.5’ x 18’ for 90 degree parking angle, and 8’ x 21’ for parallel spaces. Drive aisle widths are 20’ or greater. Comment Number: 3 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. [au] Response: According to both ANSI ICC A117.1-2009 502.4.1 and ADA 2010 Standards 502.3 “Two parking spaces shall be permitted to share a common access aisle.” Additionally the overlap area is only 16.5 square feet, the current configuration provides them with the closest access to the door, and the route does not pass behind parked vehicles. Comment Number: 1 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. [au] Response: We’ve added a courtyard level site plan that shows bike parking in the courtyard. Comment Number: 4 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. [au] Response: A courtyard level site plan has been added to the drawing package showing the additional required racked parking spaces. The proposed new bike rack shown in the Linden Street right-of-way is not included in the count for bike parking requirements. Installation of proposed rack in ROW will be coordinated with FCMoves. Comment Number: 1 Comment Originated: 02/08/2017 02/08/2017: Please label the trash enclosure. [au] Response: Trash and recycle is located in the enclosed parking area. It has been labeled on the site plan.