HomeMy WebLinkAboutCONFLUENCE - PDP - PDP170001 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW 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
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