HomeMy WebLinkAboutWILLOW AND PINE MULTI-FAMILY - PDP - PDP180006 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW223 Willow St. – Fort Collins, CO – PDP Submittal
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PDR Conceptual Review Response Letter
A PDR was submitted on September 13, 2017 for this site. At that time OZ Architecture was
representing another owner. At the beginning of the proposed project with the current owner, our
team was advised that the proposed project was similar enough to the PDR submitted on 9.13.2017 and
to proceed to a PDP application. Therefore, the comments below were originally under the name of
Willow and Pine Multifamily. Below we are addressing each of the applicable comments in the
conceptual review.
Engineering Development Review Comment Number: 2 Comment Originated: 10/03/2017
10/03/2017: Engineering Capital Projects has started a Willow Street design project that will result in
the construction of Willow Street Improvements, including the portion abutting the property. Should the
applicant allow for the City’s design effort to move ahead of the project and the project then utilize the
City’s design as the basis to establish their frontage design, then the coordination is perhaps a bit more
straightforward, with perhaps the question being whether the City then build the frontage with a
repayment back to the City, or another scenario where the developer builds the frontage improvements
off of the City’s design. Should the developer elect to move the frontage design and construction for
Willow Street ahead of the City’s project, then further discussion and coordination would need to occur.
Kyle Lambrecht at 221-6566 would be the contact to discuss the City’s Willow Street design and potential
coordination scenarios.
The client and design team met with the Willow Street Improvements team on March 8, 2018. Our
design approach is collaborative and will enhance the City proposed Willow Street Improvements
for a cohesive design along the street front with a pedestrian focus, pocket park, trees, light
fixtures and transparent building.
Engineering Development Review Comment Number: 3 Comment Originated: 10/03/2017
10/03/2017: The access point along the western boundary does not align with the driveway across the
street and would need to be reviewed via a variance request if not reconfigured. Access should be
considered for reconfiguration, either aligning with Pine Street or the private drive between Bas Bleu and
Rooftops on the River.
The proposed project design celebrates the appearance of the continuation of Pine Street through
our site with a curb cut that completes the intersection on the south side of Willow Street.
Separating the project into 2 buildings intentionally continues the historic grid system and the
treatment of the drive with parking and a few trees resembles the feeling of a historic street. We
have moved the access point along the western boundary as close as possible to our property line
for the closest possible alignment with the driveway across the street.
Engineering Development Review Comment Number: 4 Comment Originated: 10/03/2017
10/03/2017: Willow Street right-of-way cannot be utilized for meeting parking requirements either with
vehicular parking, or any required bike parking.
All required vehicle and bicycle parking is located within the proposed project’s property.
Engineering Development Review Comment Number: 16 Comment Originated: 10/03/2017
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10/03/2017: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on
parking design.
The first parking stall is currently 62 feet from the edge of travel lane, satisfying this requirement.
Environmental Planning Review Comment Number: 1-3 Comment Originated: 10/03/2017
Per the meetings held on March 8, 2018 and April 2, 2018. The Environmental Discussions will be
separated but in tangent with this PDP review. A separate checklist of Environmental requirements
was issued on March 30, 2018.
Environmental Planning Review Comment Number: 6 Comment Originated: 10/03/2017
10/03/2017: There is excellent opportunity at this site to provide high quality rooftop amenities, perhaps
in the form of a small swimming pool, lounge and bar area where residents could spend time and
appreciate views of downtown and of the foothills. Please seriously consider incorporating rooftop
amenities for residents.
The proposed project features a roof top amenity deck on the third floor of Building A to highlight
the amazing Fort Collins skyline.
Environmental Planning Review Comment Number: 8 Comment Originated: 10/03/2017
10/03/2017: Our city has an established identity as a forward-thinking community that cares about the
quality of life it offers its citizens now and generations from now. Thus the City of Fort Collins has many
sustainability programs and goals that may benefit this project.
The proposed project is pursuing the IDAP program. The IDAP Program City Charrette was held on
March 8, 2018.
Historic Preservation Comment Number: 1 - 3 Comment Originated: 10/03/2017
Please refer to the Landmark Preservation Commission Package Submitted on April 2, 2018
Light and Power Comment Number: 3 Comment Originated: 10/03/2017
10/02/2017: Transformer locations will need to be coordinated with Light & Power. Transformers must
be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer
must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum.
Acknowledged
PFA Comment Number: 2 Comment Originated: 10/01/2017
10/01/2017: FIRE ACCESS - PERIMETER & AERIAL REQUIREMENTS Code requirements for fire
department access include perimeter as well as aerial fire response needs.
> IFC 503.1.1 - PERIMETER ACCESS: Fire access is required to within 150' of all exterior portions of any
building as measured by an approved route around the perimeter. In order to meet minimum perimeter
access to all portions of the proposed building, a fire lane will be required on the property constructed to
minimum fire lane specifications. PFA would like to propose that the drive-through connection to the east
property be dedicated as a fire lane up to the property line and meet a minimum overhead clearance of
14'. If that is not achievable, a cross property access agreement will be required with the property to the
east in order to apply the existing fire lane toward perimeter access for the proposed building.
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The proposed building design is considerably different than when this comment was generated.
The design team met with Jim Lynxwiler on March 23, 2018 to discuss the specifics of the project.
Building A meets perimeter access requirements. Building B has an approximately 55’ section of
the east elevation that does not fully meets perimeter access requirements.
> IFC Appendix D - AERIAL ACCESS: Buildings over 30' in height trigger additional fire lane requirements in
order to accommodate the logistical needs of aerial apparatus (ladder trucks). The intent of the code is
to provide for rescue operations and roof access via ladder trucks when ground ladders cannot reach
upper floors. For planning purposes, parapet heights greater than 4' in height do not support ladder
truck operations. The size, scope, and arrangement of this building within the site does not currently
support compliance with the fire code. In such circumstances where the letter of the code cannot be met,
the intent of the code may be achieved through alternative mean of compliance.
Acknowledged
PFA Comment Number: 3 Comment Originated: 10/01/2017
10/01/2017: GENERAL FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria
already contained in relevant standards and policies, any new fire lane must meet the following general
requirements:
> Shall be designated on the plat as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
> Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for
turning around fire apparatus.
> The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50
feet outside. Turning radii shall be detailed on submitted plans.
> Be visible by painting and/or signage, and maintained unobstructed at all times. Sign locations or red
curbing should be labeled and detailed on final plans.
The design team met with Jim Lynxwiler on March 23, 2018 to discuss the specifics of the project.
At this meeting it was discussed that this plan is not required for the PDP, depending on further
review may be requested down the road.
PFA Comment Number: 4 Comment Originated: 10/01/2017
10/01/2017: AERIAL ACCESS SPECIFICATIONS
> IFC D105.1 - WHERE REQUIRED: Where the vertical distance between the grade plane and the highest
roof surface exceeds 30 feet, approved aerial fire apparatus access roads shall be provided. For purposes
of this section, the highest roof surface shall be determined by measurement to the eave of a pitched
roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater.
> IFC D105.2 - WIDTH: Aerial fire apparatus access roads shall have a minimum unobstructed width of 26
feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof.
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> IFC D105.3 - PROXIMITY TO BUILDING: At least one of the required access routes meeting this condition
shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the building on which the aerial fire
apparatus access road is positioned shall be approved by the fire code official.
The design team met with Jim Lynxwiler on March 23, 2018 to discuss the specifics of the project.
At this meeting it was discussed that full aerial access may not be feasible and PFA would review
based on constraints.
PFA Comment Number: 5 Comment Originated: 10/01/2017
10/01/2017: FIRE LANE SIGNS
The limits of the fire lane shall be fully defined. Fire lane sign locations should be indicated on future plan
sets. Refer to LUCASS detail #1418 & #1419 for sign type, placement, and 75' spacing. Appropriate
directional arrows required on all signs. Posting of additional fire lane signage may be determined at
time of fire inspection. Code language provided below.
> IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be marked with
permanent NO PARKING - FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum
dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background.
Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or
D103.6.2.
Acknowledged
PFA Comment Number: 6 Comment Originated: 10/01/2017
10/01/2017: WATER SUPPLY
> IFC 507.5 and PFA Policy - COMMERCIAL REQUIREMENTS: Fire hydrants to provide 1,500 gpm at 20 psi
residual pressure, spaced not further than 100 feet to the Fire Department Connection, when the building
is equipped with a standpipe systems.
The design team met with Jim Lynxwiler on March 23, 2018 to discuss the specifics of the project.
At this meeting it was discussed that the closest fire hydrant is across Willow Street approximately
130’ away and PFA would review based on constraints.
PFA Comment Number: 7 Comment Originated: 10/01/2017
10/01/2017: AUTOMATIC FIRE SPRINKLER SYSTEM
This building will require a full NFPA 13 automatic fire sprinkler system under a separate permit. In
addition:
> IFC 903.2.10 - GROUP S-2 AUTOMATIC SPRINKLER SYSTEM REQUIREMENTS: An automatic sprinkler
system shall be provided throughout buildings classified as enclosed parking garages (Group S-2
occupancy) in accordance with IBC 406.6 OR where located beneath other groups.
> IFC 903.3.1.2.1 - BALCONIES AND DECKS: Sprinkler protection shall be provided for exterior balconies,
decks, and ground floor patios of dwelling units where the building is of Type V construction.
> IFC 912.2 - FDC: Fire Department Connections shall be installed in accordance with NFPA standards.
Fire department connections shall be located on the street side of buildings, fully visible, recognizable
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from the street or nearest point of fire department vehicle access, and be located within 100' of a fire
hydrant. The location of the FDC shall be approved by the fire department and the location labeled on
Utility Plans.
> IFC 506.1 and Poudre Fire Authority Bureau Policy 88-20 - KEY BOXES REQUIRED: Poudre Fire Authority
requires at least one key box ("Knox Box") to be mounted in an approved, exterior location (or locations)
on every new or existing building equipped with a required fire sprinkler or fire alarm system. The box
shall be positioned 3 to 7 feet above finished floor and within 10 feet of the front door, or closest door to
the fire alarm panel. Knox Box size, number, and location(s) to be determined at building permit and/or
by time of final CO. Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related
questions at 970-416-2868.
Acknowledged
PFA Comment Number: 8 Comment Originated: 10/01/2017
10/01/2017: BUILDINGS FOUR OR MORE STORIES IN HEIGHT
> IFC 504.3 - ROOF ACCESS: New buildings four or more stories above grade plane, except those with a
roof slope greater than four units vertical in 12 units horizontal (33.3 percent slope), 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. Where roofs are used for roof gardens or for other purposes, stairways shall be provided as
required for such occupancy classification.
> IFC Sections 905 and 913 - FIRE STANDPIPE SYSTEM: Standpipe systems shall be provided in new
buildings and structures in accordance with Section 905 or the 2012 International Fire Code. Approved
standpipe systems shall be installed throughout buildings where the floor level of the highest story is
located more than 30 feet above the lowest level of fire department vehicle access. The standpipe system
shall be capable of supplying a minimum of 100 psi to the top habitable floor. An approved fire pump
may be required to achieve this minimum pressure. Buildings equipped with standpipes are required to
have a hydrant within 100 feet of the Fire Department Connection.
> IFC 507.5.1.1 - HYDRANT FOR STANDPIPE SYSTEMS: 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. Exception: The distance shall be permitted to exceed 100 feet where approved by the fire
code official.
The design team met with Jim Lynxwiler on March 23, 2018 to discuss the specifics of the project.
At this meeting it was discussed providing both stairs with access to the roof unless PFA determines
this is not necessary. The closest fire hydrant is across Willow Street approximately 130’ away and
PFA would review based on constraints.
PFA Comment Number: 9 Comment Originated: 10/01/2017
10/01/2017: ROOFTOP AMENITIES & OTHER AREAS OF ASSEMBLY
> A plan for rooftop amenities shall include an egress plan from any assembly occupancy in compliance
with IFC 1006.3.
> 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
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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.
> Landscaping on roofs shall be shown to comply with IFC 317.
Acknowledged
PFA Comment Number: 10 Comment Originated: 10/01/2017
10/01/2017: PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM TEST
> IFC 510: New buildings require a fire department, emergency communication system evaluation after
the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to
define separate buildings. Where adequate radio coverage cannot be established within a building,
public-safety radio amplification systems shall be designed and installed in accordance with criteria
established by the Poudre Fire Authority.
Acknowledged
PFA Comment Number: 11 Comment Originated: 10/01/2017
10/01/2017: PREMISE IDENTIFICATION
> IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or
approved building identification placed in a position that is plainly legible, visible from the street or road
fronting the property, and posted with a minimum of six-inch numerals on a contrasting background.
Acknowledged
Planning Services Comment Number: 1-21 Comment Originated: 10/02/2017
The proposed building design is considerably different than when this comment was generated and
fits well within the RDR design principals.
The proposed project has been split into 2 buildings allowing the appearance of continuing Pine
Street through the proposed project. The width of Building B is similar to the width of Bas Blue.
The width of Building A is similar to the neighboring Mill House project.
Amenity spaces on the ground floor and an entry plaza/pocket park has been included in the
design.
Due to the vision of the Willow Street Improvements, this project is requesting a formal variance
for the 9’ utility easement directly behind the right-of-way. This is constant with neighboring
properties along Willow street.
Stormwater Engineering Comment Number: 2 Comment Originated: 09/28/2017
09/28/2017: The design of this site must conform to the drainage basin design of the Cache La Poudre
Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
Acknowledged
Stormwater Engineering Comment Number: 3 Comment Originated: 09/28/2017
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09/28/2017: A drainage report and construction plans are required and they must be prepared by a
Professional Engineer registered in the State of Colorado. The drainage report must address the four-
step process for selecting structural BMPs. As part of the drainage report for this site, the developer will
need to address where the runoff generated is going and may need to mitigate any additional runoff
directed onto adjacent properties.
Acknowledged
Stormwater Engineering Comment Number: 4 Comment Originated: 09/28/2017
09/28/2017: It is important to document the existing impervious area since drainage requirements and
fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas
with a table summarizing the areas is required prior to the time fees are calculated for each building
permit.
A Historic Drainage Exhibit has been included within the drainage analysis and the existing
imperviousness has been documented.
Stormwater Engineering Comment Number: 5 Comment Originated: 09/28/2017
09/28/2017: When improvements are proposed to an existing developed site and there is an increase in
impervious area greater than 1000 square feet, onsite detention is required with a 2-year historic release
rate for water quantity. Parking lot detention for water quantity is allowed as long as it is not deeper
than one foot. If there is less than 1000 but more than 350 square feet of new impervious area, a site
grading plan is required along with the impervious area documentation.
On-Site detention has been added.
Stormwater Comment Number: 6 Comment Originated: 09/28/2017
09/28/2017: There are existing public storm pipes routed through the property and along Willow Street
east of the property. The storm pipes routed through the property will need to either be maintained in
their current configuration with a minimum of a 20’ easement centered along the storm pipes, or if the
site layout requires realignment of the pipes, they will be required to be designed and constructed in
accordance with current City design criteria and construction standards, which includes placing the storm
pipes in a minimum of 20’ wide easement and requires that the storm pipes or other appurtenances are
no closer than 10’ to any building face or footer.
The existing storm sewer has been rerouted to be within an easement within the center drive aisle.
Stormwater Comment Number: 7 Comment Originated: 09/28/2017
09/28/2017: There are drainage problems along Willow Street along this property frontage and in
particular at the northwest corner of the site. Drainage will need to be mitigated as a part of this
development project and as such, extension of the storm pipe in Willow may be required as part of the
drainage mitigation for this site and its street frontage.
Further conversation/meeting will be required to better understand the existing conditions and
what will be required of this project.
Stormwater Comment Number: 8 Comment Originated: 09/28/2017
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09/28/2017: Fifty percent of the site runoff is required to be treated using the standard water quality
treatment as described in the Fort Collins Stormwater Manual, Volume 3-Best Management Practices
(BMPs). (http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-
guidelines-regulations/stormwater-criteria) Extended detention is the usual method selected for water
quality treatment; however the use of any of the BMPs is encouraged.
Acknowledged
Stormwater Comment Number: 9 Comment Originated: 09/28/2017
09/28/2017: Low Impact Development (LID) is required for the site. LID is a higher degree of water
quality treatment with one of the two following options:
a. 50% of the newly added or modified impervious area must be treated by LID techniques and 25% of
new paved areas must be pervious.
b. 75% of all newly added or modified impervious area must be treated by LID techniques.
Acknowledged
Stormwater Comment Number: 10 Comment Originated: 09/28/2017
09/28/2017: There will be a final site inspection of the final grading and stormwater facilities when the
project is complete. Standard operating procedures (SOPs) for on-going maintenance of all onsite
drainage facilities will be included as part of the Development Agreement. More information and links
can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-
impact-development
Acknowledged
Stormwater Comment Number: 11 Comment Originated: 09/28/2017
09/28/2017: Per Colorado Revised Statute §37-92-602 (8) effective August 5, 2015, criteria regarding
detention drain time will apply to this project. As part of the drainage design, the engineer will be
required to show compliance with this statute using a standard spreadsheet (available on request) that
will need to be included in the drainage report. Upon completion of the project, the engineer will also be
required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to
any volume based stormwater storage, including extended detention basins.
Acknowledged
Stormwater Comment Number: 12 Comment Originated: 09/28/2017
09/28/2017: The 2017 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious
area over 350 square feet and there is a $1,045/acre of site review fee. No fee is charged for existing
impervious area. These fees are to be paid at the time each building permit is issued. Information on
fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-
investment-development-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for
questions on fees. There is also an erosion control escrow required before the Development Construction
permit is issued. The amount of the escrow is determined by the design engineer, and is based on the
site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins
Stormwater Manual.
Acknowledged
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Erosion Control Comment Number: 1 Comment Originated: 09/27/2017
09/27/2017: Current Erosion Control Materials Submitted do not meet requirements. The erosion
control requirements are in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter
7 Section 1.3.3. a copy of the erosion control requirements can be found at www.fcgov.com/eroison. The
Erosion Control Materials will need to be submitted at time of the first round of FDP. Please submit an
Erosion Control Plans as none were included in the recently received materials and are required to be
submitted to meet City Criteria. Please submit an Erosion Control Report as none was included in the
recently received materials and is required to be submitted to meet City Criteria. Please submit an
Erosion Control Escrow / Security Calculation as none was included in the recently received materials and
is required to be submitted to meet City Criteria. The site disturbs more than 10,000 sq. ft. and therefore
Erosion and Sediment Control Materials need to be submitted. Based upon the area of disturbance, State
permits for stormwater will be required since the site is over an acre and should be pulled before
Construction Activities begin. Erosion Control Materials will need to be produced, reviewed, and accepted
to meet City Erosion Control Criteria before Development Agreement Language can be drafted. There is
also significant concern with possible ground contamination in this area and procedures and documents
will need to have some clear plans to deal with ground contamination and dewatering. If you need
clarification concerning the Erosion Control Material Requirements or Comments presented above please
contact myself. Jesse Schlam (970) 224-6015 jschlam@fcgov.com
This will be provided upon Final Design
Technical Services Comment Number: 1 Comment Originated: 09/26/2017
09/26/2017: As of January 1, 2015 all development plans are required to be on the NAVD88 vertical
datum. Please make your consultants aware of this, prior to any surveying and/or design work.
Acknowledged
Technical Services Comment Number: 2 Comment Originated: 09/26/2017
09/26/2017: If submitting a replat for this property/project, addresses are not acceptable in the
Subdivision Plat title/name.
Acknowledged
Traffic Operation Comment Number: 1 Comment Originated: 09/29/2017
09/29/2017: Access location should align with one of the three access locations across from Willow.
The proposed building design is considerably different than when this comment was generated.
The proposed project design celebrates the appearance of the continuation of Pine Street through
our site with a curb cut that completes the intersection on the south side of Willow Street.
Traffic Operation Comment Number: 2 Comment Originated: 09/29/2017
09/29/2017: The City currently has a capital improvement project that is working to improve the
streetscape of Willow. We will want to coordinate early with the project team to ensure that the access
locations can be taken into consideration.
The client and design team met with the Willow Street Improvements team on March 8, 2018 and
will continue to collaborate for a cohesive design approach.
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Traffic Operation Comment Number: 3 Comment Originated: 09/29/2017
09/29/2017: A bus stop is currently located along the existing frontage. Please work with Transport to
determine the location and level of required improvements.
At the meeting on March 8, 2018 we mentioned to Kyle Lambrecht that the bus stop was not
currently being considered in the Willow Street Improvement Plan. He was going to review with
Transfort for review. Please provide an update.
Transportation Planning Comment Number: 1 Comment Originated: 09/27/2017
09/27/2017: TRANSFORT
There is an existing bus stop on the frontage of this property. A new upgraded bus stop is required with
this redevelopment project. The bus stop pad needs to comply with Type III bus stop design as shown in
the Bus Stop Design Standards and Guidelines
(http://www.ridetransfort.com/img/site_specific/uploads/Final_Design_Standards.pdf). A fee in lieu
may be paid for the bus stop amenities such as a shelter, trash can, and bike rack.
At the meeting on March 8, 2018 to review the Willow Street Improvements proposed plan we
mentioned to Kyle Lambrecht that the bus stop was not currently being considered in the Willow
Street Improvement Plan. He was going to review with Transfort for review. Please provide an
update.
Water-Wastewater Engineering Comment Number: 1-3 Comment Originated: 09/28/2017
Acknowledged
Water-Wastewater Engineering Comment Number: 4 Comment Originated: 09/28/2017
09/28/2017: The water service(s) and meter(s) for this project site will need to be sized based on the
AWWA M22 manual design procedure. A sizing justification letter that includes demand calculations for
maximum flows and estimated continuous flows will need to be provided as a part of the final submittal
package for this project.
Acknowledged
Water-Wastewater Engineering Comment Number: 5 Comment Originated: 09/28/2017
09/28/2017: There are several public sanitary sewer mains running through the site and along Willow
Street. There is a diversion manhole (M16211) where sanitary sewer flows can be split or diverted in two
different directions. The sewer mains routed through the property will need to either be maintained in
their current configuration with a minimum of a 30’ wide easement centered along the mains. Or if the
site layout requires realignment of the sewer mains, close coordination with City staff will be required as
any impacts to the sewer diversion and capacity will need to be determined. Any realigned sewer pipes
will also be required to be designed and constructed in accordance with current City design criteria and
construction standards, which includes placing the sewer mains in a minimum of a 30’ wide easement
and requires that the mains or other appurtenances are no closer than 15’ to any building face or footer.
Separation requirements between other utilities will also be required (i.e. 10’ minimum from all public
water, sewer, storm; 10’ between dry utilities and water utilities.)
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The existing sanitary sewer through the site will remain the existing location. Through discussion
with Wes, we will be relocating the eastern sewer off-site and directly into the sewer within Willow
Street.
Water-Wastewater Engineering Comment Number: 6-7 Comment Originated: 09/28/2017
Acknowledged