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HomeMy WebLinkAboutCONFLUENCE - FDP - FDP170022 - SUBMITTAL DOCUMENTS - ROUND 1 - REVISIONSCommunity 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 May 08, 2017 Jason Kersley [au]workshop, llc. 405 Linden Street Fort Collins, CO 80524 RE: Confluence, PDP170001, Round Number 2 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 05/08/2017: Coordination of this with Kyle Lambrecht is needed and we would want further input from Jason Holland in terms of materials necessary to present at a public hearing to the extent that final design information may not be ready at this time and the question may arise as to what level of design information is needed prior to, or in conjunction with a public hearing. 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. Response: This has been coordinated with Kyle Lambrecht and the Development Agreement will be used as the mechanism for the design and construction of the Willow Street plaza capital improvements. Comment Number: 4 Comment Originated: 02/08/2017 05/08/2017: The submitted variance request draft was forwarded to Sheri Langenberger for initial review. However, while the PDT Director has indicated support in not having the utility easement abutting the project, to the extent that the next comment regarding transformer placement appears to still be an issue, it may be that final action on the variance request is delayed pending City agreement on the transformer location. 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. Response: Noted. Transformer has been located in utility easement along Poudre Street. Comment Number: 5 Comment Originated: 02/08/2017 05/08/2017: In checking with Joe Olson, who serves as our Interim Infrastructure Services Director, the location of the electric vault in Willow Street right-of-way is not supported. The decision to not pursue the 8 foot utility easement abutting the project on the west side of the alley, was due in part to the understanding that a location for the electric vault could occur on the east side of the alley in an existing 8 foot utility easement, which would allow for the vault to be situated outside of right-of-way. 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. Response: Noted. Transformer has been located in utility easement along Poudre Street. Comment Number: 7 Comment Originated: 02/08/2017 05/08/2017: The revised plan was supported by Transportation staff as a whole. We'd support PFA's request at the staff review to also look at providing signage along the wall to inform folks that parking should not encroach into the alley. 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. RESPONSE: Notes have been added to the site plan for informational signage that parked vehicles shall not encroach into the ROW Comment Number: 12 Comment Originated: 02/08/2017 05/08/2017: The submitted soils report recommends the installation of a perimeter drain system. The location of the perimeter drain system should be located outside of the right-of-way, whereupon the perimeter drain system is interior to the foundation wall if located along abutting Linden, Willow, or alley right-of-way. RESPONSE: Perimeter drain system will be outside of the ROW. The current plan is to use a low profile 1.5” wide panel pipe drainage system (AdvanEDGE® Pipe) 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: 14 Comment Originated: 02/08/2017 05/08/2017: This appears to be addressed on the civil plans, however the site plan documents still appear to be unsure and/or in conflict. The site plan doesn't call out Confluence, Lot 2 as the development plan, the legal description on the site plan calls out Lots 1 & 2 of Confluence, however the Lot 1 property is physically depicted and labelled as "Not Part of Project". I believe the site plan should be entitled Confluence, Lot 2, and the legal description indicate it's only for Lot 2. 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. RESPONSE: Site Plan drawing has been revised per comment. Comment Number: 15 Comment Originated: 02/08/2017 05/08/2017: I was understanding that the sidewalk maintenance obligation will remain that of the abutting property owner as is standard in City Code. I will seek further input from Capital Projects/Parks and it would be beneficial to have the underlying obligations understood and monumented in the development agreement. RESPONSE: Noted. We have had additional conversations with Kyle Lambrecht on this topic with the understanding that the obligations will be defined in the DA. 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: 16 Comment Originated: 05/08/2017 05/08/2017: I didn’t notice until seeing the addition of some new sheets (such as D11) after staff review that there are 2nd and 3rd floor balconies and living area that extend out into the right-of-way. Originally, I had thought that the overhangs into right-of-way were limited to items such as bay windows and canopies in other areas, which fell under the non-structural special features that are given an OK to encroach into right-of-way under 3.5.3(E)(7) as special architecture features and were commented in the first round as needing a no-cost encroachment permit. The placement of balconies and what is perhaps labelled as a bay window but provides living space into right-of-way would go beyond the trellises, canopies, and other non-structural features in 3.5.3(E)(7). These items would only be allowed under a major encroachment permit and a gameplan in terms of a final outcome on this in conjunction with a public hearing should be further discussed. RESPONSE: The area labeled as a bay window has been removed from the project. We’ve added a note to the site plan that the proposed balconies are dependent on approval of a major encroachment permit. 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. Response: Noted. Clarification has been made and coordinated with SherI Langenberger via email on May 25, 2017 Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General Comment Number: 4 Comment Originated: 04/21/2017 04/21/2017: Thank you for responding in detail to all PDP first round review Environmental Planning comments and for submitting limited Phase II Environmental Assessment report with this submittal. Copies of both the Phase I and Phase II ESA reports have been forwarded to Fort Collins Utilities Environmental Regulatory Affairs for their records. No further Environmental Planning comments at this time. For Final Plan review for this Confluence 401 Linden project, electronic only copies of plans is fine for Environmental Planning. Response: Noted. Comment Number: 5 Comment Originated: 05/03/2017 05/03/2017: This project is adjacent to an area of known, pre-existing environmental conditions. Please review the materials provided (Aztlan Executive Summary Jan 2017 sent via email) and contact Matt Zoccali @ 970-224-6008 with any additional questions. Response: Noted. Department: Forestry Contact: Molly Roche, , mroche@fcgov.com Topic: Landscape Plans Comment Number: 4 Comment Originated: 02/10/2017 05/05/2017: Continued: Typically tree staking isn’t necessary for sidewalk trees if soil is adequately firmed around the ball. Explore alternative root ball staking method. RESPONSE: We’ve revised the detail to use a staple method to help support the root ball taken from tree staking staple detail by the International Society of Arboriculture. 02/10/2017: Please provide a detail of the proposed tree in the sidewalk and specify the tree grate to be installed. Comment Number: 6 Comment Originated: 02/10/2017 5/4/2017: Continued: Please label species and sizes of existing trees on landscape plans. Additionally, please include this note as a part of the tree inventory and mitigation plan: Off-site tree pruning must be done by a City of Fort Collins Licensed Arborist with permission of the adjacent property owner. RESPONSE: Landscape plan has been revised per comment. 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: 8 Comment Originated: 05/05/2017 05/05/2017: Please include updated General Landscape Notes and Tree Protection Notes to the Landscape Plan. Copies of these notes were provided to the applicant on 4/19/2017. RESPONSE: Landscape plan has been revised per comment. Comment Number: 9 Comment Originated: 05/05/2017 05/05/2017: If any trees are to be upsized due to mitigation requirements, please refer to the following sizes: Canopy shade trees: 3” Ornamental trees: 2.5” Evergreen trees: 8’ height RESPONSE: Landscape plan has been revised per comment. Department: Historic Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com Topic: General Comment Number: 8 Comment Originated: 05/02/2017 05/02/2017: This project is scheduled for LPC review on May 17, 2017. Staff is still in the process of reviewing the packet of materials provided for that meeting and will provide feedback on compliance with LUC 3.4.7 in the staff report that will be posted to the LPC website page at http://www.fcgov.com/cityclerk/landmark-preservation.php on Friday, May 5. RESPONSE: LPC review has occurred and the commission has approved the project. Comment Number: 9 Comment Originated: 05/05/2017 05/05/2017: Based on the packet materials and design rationale submitted for the May 17 LPC meeting, Historic Preservation staff is satisfied that the project meets all relevant components of LUC 3.4.7 and will recommend that the LPC provide a recommendation of approval to the hearing officer. RESPONSE: Noted Department: Light And Power Contact: Rob Irish, 970-224-6167, rirish@fcgov.com Topic: General Comment Number: 5 Comment Originated: 02/08/2017 05/01/2017: Installing an oval vault on the Northside of the alleyway in the existing 8' utility easement is possible. The challenge will be making it fit in the landscape strip that is existing. The landscape strip is very narrow, if there are any other facilities running through the strip it may not fit. Also, keep in mind that this will be quite extensive to move all of the existing services and primary to the other side of the alleyway and will need to be done during an extensive outage. 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. RESPONSE: The relocated transformer is now located within an existing island on the north side of Poudre Street within the existing Utility Easement. Comment Number: 8 Comment Originated: 02/08/2017 05/01/2017: Please send a request to Tim McCollough, Light & Power Operations Manager, for approval of a submersible transformer. <tmccollough@fcgov.com> 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. RESPONSE: Submersible transformer is no longer being pursued as an option. Comment Number: 9 Comment Originated: 05/01/2017 05/01/2017: Utility plan shows the existing secondary service for 405 Linden St. being relocated within a planter box approx. 1' from the building. Please maintain a minimum clearance of 3' from the existing building. If the service cannot be trenched in by Light & Power, the contractor may be required to provide the service trench. RESPONSE: The electric service for 405 Linden was revised per comment. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 10 Comment Originated: 04/27/2017 04/25/2017: ALTERNATIVE MEANS & METHODS The Site Plan does not indicate compliance with the fire code as it pertains to Perimeter Fire Access (as required by IFC 503.1.1) or Aerial Apparatus Access requirements for buildings exceeding 30' in height (as defined by Appendix D). 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. A Life Safety Plan will also be submitted prior to approval. RESPONSE: An alternative compliance letter accompanied by a fire access plan has been submitted to PFA for review and approval. Comment Number: 11 Comment Originated: 04/27/2017 04/27/2017: SPV MARKING Commercial rooftop structures and ground mounted solar arrays require a separate plan review and permit from the Poudre Fire Authority. Refer to IFC 605.11.1 for access and pathway details. General Requirements for Marking: > Direct Current conduits, enclosures, raceways, junction boxes, cable assemblies, combiner boxes and disconnects must be marked. > Markings must be reflective and weather resistant. > Must be at least 3/8th of an inch and white on red background. > Contain the words in capital letters "Warning: Photovoltaic Power Source". > Main Service Disconnect must be clearly marked. > Markings must be placed every 10 feet and within 1 foot of turns or bends. Within 1 foot of penetrations and on both sides of the penetration if accessible. RESPONSE: We will submit those plans when we have an agreement and design with a provider. Comment Number: 12 Comment Originated: 04/27/2017 04/27/2017: FIRE PITS & GRILLS Fire pits & grills fueled by natural gas may be allowed in association with multi-family buildings with prior approval of the fire marshal. Wood burning or smoke producing fire pits & grills are strictly prohibited. Fire pits & grills shall be located in a permanent/fixed location, such as a built-in kitchen or fireplace with UL fixtures as appropriate. Connections shall have hard pipe, not flex pipe and be equipped with an emergency shut off. Fire pits and grills fueled by natural gas shall have a 5' separation to combustible construction and/or vegetation. This distance is measured both horizontally and vertically from the fire source. RESPONSE: NOTED Comment Number: 13 Comment Originated: 04/27/2017 04/27/2017: ALLEY SIGNAGE The parallel parking area should be signed to indicate that vehicles obstructing the alley ROW will be subject to ticket or tow. RESPONSE: Notes have been added to the site plan for informational signage that parked vehicles shall not encroach into the ROW Comment Number: 14 Comment Originated: 04/27/2017 04/27/2017: MISC. Roof access to all areas (as per IFC 504.3); required standpipes (as per IFC 905); and sprinkler system/fire pump to serve all areas (as per IFC 913) remain outstanding fire department comments. Discussions with the project team remain ongoing. RESPONSE: Development team has met with PFA to discuss outstanding items. Roof access demonstrated via Alternative compliance letter and fire access plan exhibit. A fire sprinkler system with fire pump will be provided as part of the development. Department: Planning Services Contact: Jason Holland, 970-224-6126, jholland@fcgov.com Topic: General Comment Number: 6 Comment Originated: 05/05/2017 05/05/2017: Please contact remaining staff who have comments and coordinate revisions and verification back to me that they are ready for hearing. Once I have signoffs and updated plans, the hearing will be scheduled. Response: Noted. Department: Stormwater Engineering Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com Topic: General Comment Number: 2 Comment Originated: 02/06/2017 05/03/2017: The system to address these flows appears to be sufficient. Please provide basins, calculations and sizing with final plans. 02/06/2017: Please address off-site flows by providing off-site basins, hydrologic calculations and proposed routing through the site. RESPONSE: This will be provided at Final. Comment Number: 3 Comment Originated: 02/06/2017 05/03/2017: Repeat. Please provide EGL. 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. RESPONSE: This comment was addressed per phone conversation with Stormwater. Comment Number: 4 Comment Originated: 02/06/2017 05/03/2017: Repeat. 02/06/2017: Please review LID calculations and provide based on the entire developing site. RESPONSE: The LID calculations have been revised. Comment Number: 5 Comment Originated: 02/06/2017 05/03/2017: Please see updated redlines provided via pdf. 02/06/2017: Please see redlined report and plans. RESPONSE: Please see revised plans and report. Comment Number: 6 Comment Originated: 02/08/2017 05/03/2017: Please consider this comment resolved; however, I am leaving it active as a reminder to include this when drafting DA language. 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. RESPONSE: Noted. Comment Number: 7 Comment Originated: 05/05/2017 05/05/2017: Please provide a disc with the SWMM model at final. RESPONSE: A disc with the SWMM model will be provided during Final Plan. Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 01/23/2017 04/25/2017: Repeat. 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 RESPONSE: Erosion control design, report, and escrow will be provided during Final Plan Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Plat Comment Number: 16 Comment Originated: 05/04/2017 05/04/2017: Please make changes 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. RESPONSE: Please see revised Plat. Topic: Site Plan Comment Number: 6 Comment Originated: 02/08/2017 05/03/2017: There are line over text issues. See redlines. RESPONSE: Site Plan has been revised per comments and redlines. 02/08/2017: There are line over text issues. See redlines. Comment Number: 7 Comment Originated: 02/08/2017 05/03/2017: There is text that needs to be masked. Mask all text in hatched areas. See redlines. RESPONSE: Site Plan has been revised per comments and redlines. 02/08/2017: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: Traffic Impact Study Comment Number: 1 Comment Originated: 02/07/2017 05/02/2017: The revised traffic study information has been reviewed and the conclusions accepted. RESPONSE : Noted 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. Department: Water-Wastewater Engineering Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com Topic: General Comment Number: 2 Comment Originated: 02/06/2017 05/03/2017: Noting that this will be provided at final. 02/06/2017: Please show a proposed reconfiguration for the 316 Willow sanitary service and acceptance of relocation by the owner. RESPONSE: The design of the reconfigured sanitary sewer service will be provided during Final Plan. Comment Number: 3 Comment Originated: 02/06/2017 05/03/2017: Please see updated redlines. 02/06/2017: Please see redlined plans. RESPONSE: See redline comments