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HomeMy WebLinkAboutBREEZE THRU HEADQUARTERS - FDP190003 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS1 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 November 16, 2018 Deanne Frederickson BASELINE ENGINEERING 4007 S LINCOLN STE 405 Loveland, CO 80537 RE: Breeze Thru Headquarters, PDP180013, 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 Development Review Coordinator, Todd Sullivan, at 970-221-6695 or tsullivan@fcgov.com. Comment Summary: Department: Planning Services Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com Topic: General Comment Number: 2 Comment Originated: 09/28/2018 11/13/2018 BEFORE HEARING: Please combine duplicated trees and address redlines provided on the Landscape Plan. Response: The duplicated trees on plant list have been combined. 10/01/2018: In relation to the comments above adding an additional three trees will activate a stricter maximum species diversity of 33% on the site. The intent of the Minimum Species Diversity standard is to prevent the potential for insects or diseases from affecting all trees on the site. With the required addition of three trees to the landscape islands the maximum percentage of any one species will be 33% Response: The Kentucky Coffeetree has been added to the list of plants. Redistributing the species throughout the site and the 18 count of trees, the highest percentage of one species is now down to 27%. 2 Comment Number: 5 Comment Originated: 10/01/2018 11/13/2018 BEFORE HEARING: Please see redlines on plan set. Response: The redlines on the plan sheet have been addressed. 10/01/2018: In the Site Data Table under Parking Calculations could you provide the current standards as part of the table: Minimum Residential Parking Requirement: 1.5 Per Dwelling Unit Minimum Commercial Parking Requirements: 1/1,000 sq. ft. Proposed Parking: 51 spaces...etc. Response: The calculations have been updated. Comment Number: 6 Comment Originated: 10/01/2018 11/13/2018 BEFORE HEARING: Update the parking calculations to reflect proposed handicap spaces (currently the table shows 2 but there are 3 on-site). See redlines. Response: The table has been updated to reflect the change. 10/01/2018: Because there are 51 parking spaces in the parking lot a minimum of 3 handicap parking spaces are required pursuant to 3.2.2(K)(5). To come into compliance please remove a single space or add another handicap space. Response: A space has been added to total 3 handicapped parking spaces. Comment Number: 7 Comment Originated: 10/01/2018 11/13/2018 BEFORE HEARING: Update Site & Fire Striping and Signage Plan to show the trash enclosure pathway that is on the Landscape Plan. See redlines Response: The plan has been updated to include the pathway. 10/01/2018: The trash enclosure detail shows a separate access door on the rear of the enclosure, however neither the site plan or landscape plan suggests that there will be adequate access to the inside of the enclosure. Please provide details on both the site and landscape plan that show how access will be gained through a walkway / improved surface. Response: A walkway/improved surface has been added on all plans. Please also provide an elevation view of the trash enclosure. We require material details to be provided as part of the trash enclosure details. 3 Response: Please refer to Sheet S-3. The trash enclosure and finish materials are identified on the lower left hand corner of this sheet. Comment Number: 9 Comment Originated: 10/01/2018 11/13/2018 BEFORE HEARING: Update sheet S-3 to include rooftop screening details. See redlines. 10/01/2018: All rooftop mechanical equipment must be screened from public view from both above and below by integrating it into building and roof design. Please provide details of screening that will be used. It may be wise to combine the trash enclosure, rooftop screening and bike rack details onto one sheet. Response: This building will not have roof top equipment. All equipment will be located inside the building. Comment Number: 12 Comment Originated: 10/01/2018 11/13/2018 BEFORE HEARING: Overhangs (recommend 24") and a min. 4:12 roof pitch is required on the accessory building. The access door should also have an awning above the entrance. See redlines. Response: We added 24” overhangs and the roof pitch was revised to a 4:12 pitch. A shed roof (awning) was also added to the main entry door. 10/01/2018: Pursuant to 3.5.3(E) Character and Image. Please provide elevation details for the accessory building. We are looking to ensure that there is a 'base' and 'top' to the accessory structure. The section outlines several options to establish a recognizable base and top. Response: We have a dark, 4’ tall accent band located at the base of the entire perimeter of this building. The base will be metal building panels that accent the panels above. Comment Number: 13 Comment Originated: 11/13/2018 11/13/2018 BEFORE HEARING: It appears that new lighting will be added to the plans. Please provide a photometric plan and specification sheets for all proposed light fixtures. Ensure that all lights are 3,000K or less. Response: The photometric plan is now being prepared and will be provided as a condition for approval as suggested by Kai Kleer. Department: Forestry Contact: Molly Roche, 224-616-1992, mroche@fcgov.com Topic: Landscape Plans Comment Number: 5 Comment Originated: 10/03/2018 11/13/2018: Continued: Correction: there are 19 total trees on site (6 Catalpa, 6 Elm, 6 Honeylocust, 4 and 1 Austrian Pine). Therefore, the maximum number of any one species on-site cannot exceed 50%. Currently, the plant list provided meets this requirement. Please make the following adjustments in the plant list: combine the percentage of 6 total Catalpa to equal 32%; update the total percentage of Austrian Pine to equal 5.3%. 10/2/2018: Please provide Species Diversity Percentage in the plant list. To prevent uniform insect or disease susceptibility and eventual uniform senescence on a development site or in the adjacent area or the district, species diversity is required and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan. Number of trees on site/maximum percentage of any one species: 10-19 (50%); 20-39 (33%); 40-59 (25%); 60 or more (15%). Response: The percentages have been adjusted and updated on the plant list to reflect the diversity requirements. Since there is a total of 16 trees on-site, the maximum percentage of any one species is 50%. Although the plan meets this requirement, there is still opportunity to diversify the tree palette. The project planner, Kai Kleer, has also requested that three more trees be planted in the parking lot islands. Kentucky Coffeetree is suitable species for the parking lot islands and would meet the need to increase species diversity. Response: I believe Kai’s comment referred to the three additional trees that were added in the second round to the landscape islands. Kentucky Coffeetree has been swapped to represent 4/6 parking lot trees in the landscape islands. An additional species has been added to make the highest percentage of a single species is 26%. Comment Number: 7 Comment Originated: 11/13/2018 11/13/2018: Please specify the Thornless Honeylocust tree as ‘Shademaster’ Honeylocust in place of ‘True Shade’. Response: The Thornless Honeylocust species has been updated to a ‘Shademaster.’ Comment Number: 8 Comment Originated: 11/13/2018 11/13/2018: Please show the upsized mitigation trees (2 Catalpa) with a bolded, capital M next to the tree symbol on the landscape plan. Currently, it is unclear to decipher between Catalpas are upsized to 3” and those that are the standard 2” caliper. Response: “M”s to identify mitigation trees have been added to the plan. Department: Stormwater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: Construction Drawings Comment Number: 3 Comment Originated: 10/01/2018 11/09/2018: FOR FINAL: 5 It looks like the grading plan has been modified around the bio-retention swale area but I still have concerns about the lack of embankment along the east side of the U-turn. This will need to be worked on more fully during final - perhaps some armoring of the embankment may keep it in place. 10/01/2018: Grading and Drainage Plan: Response: The Bio-retention swale has been turned south rather than north to allow for more natural grading around the proposed building and for easier water quality volume within the swale without significant berming. Please label the contours and clean them up a little to show how you are providing a 4:1 slope down onto the bioswale. At the U-turn of the bioswale it looks like the contours die out so it seems like water will actually want to drain directly east instead of along the route of the bioswale. Response: As stated bio-retention swale adjusted and contours cleaned up and labeled for new alignment. Topic: Drainage Report Comment Number: 10 Comment Originated: 10/01/2018 11/09/2018: FOR FINAL: A drainage report was not submitted for this round of review, so I was not able to see if these comments have been addressed. Please submit a drainage report for the FDP submittals. *Note* This has been provided since the Staff Review Meeting. This comment will be updated as it is reviewed. Response: The drainage report has been electronically sent to Heather McDowell. The report was deemed acceptable for our final submittal. 10/01/2018: Drainage Report: Please add the existing composite impervious area and the proposed composite impervious area numbers to the drainage letter narrative. This is for future stormwater billing needs. Response: Comment previously addressed. Comment Number: 11 Comment Originated: 10/01/2018 11/09/2018: FOR FINAL: A drainage report was not submitted for this round of review, so I was not able to see if these comments have been addressed. Please submit a drainage report addressing comments for the FDP submittals. Response: The drainage report has been electronically sent to Heather McDowell. The report was deemed acceptable for our final submittal. The response to this comment indicates that linear bioretention is being utilized as your LID system for this project and that it holds a volume of 185 cu ft. However, it doesn't look like there is an embankment at the bottom of the linear bioretention area to hold any volume. The grading plan will need to be updated to show the downstream embankment on the bioretention area and volume 6 calculations will need to be provided in the drainage report showing that you are providing the needed volume with your grading. Response: The Bio-retention swale has been turned south rather than north to allow for more natural grading around the proposed building and for easier water quality volume within the swale without significant berming. 10/01/2018: Drainage Report: The WQCV spreadsheet provided includes EURV and detention volume calculations. This is confusing because you don’t need to provide EURV or quantity detention on this property. Please simply provide either a WQCV calculation for a bio-retention (rain garden) system, or show a run-on ratio of no more than 10:1 for the linear bioswale. The 10:1 ratio is for the contributing watershed, or “run-on” area to the flat bottom area of the bioswale. It looks to me like the bioswale area is 115’ x 3’ = 345 square feet, so the contributing watershed cannot be more than 3450 square feet. Response: Comment previously addressed. Comment Number: 12 Comment Originated: 11/13/2018 11/13/2018: FOR HEARING: A drainage report will need to be submitted prior to hearing. Response: Comment noted. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/02/2018 11/12/2018: The representation on the plans reflect the dedication of a 6-foot right-of-way for the future rear collector road and 9-foot utility easement, which addresses the City's concerns. With regards to College Avenue, what is the intended proposed utility easement dedication? The plans show a future 15-foot utility easement, but this appears to be taken up partially by existing right-of-way. Response: ROW offsets at College Avenue have been fixed. 10/02/2018: The plans should be depicting both the existing property boundary/right-of-way as well as proposed right-of-way/easement dedications. The site plan shows the proposed dedication but does not represent existing rights-of-way. The civil drawings do not appear to depict existing as well as proposed. Response: Comment previously addressed. Comment Number: 9 Comment Originated: 11/12/2018 11/12/2018: for approval: The added FCLWD/SFCSD details don't appear clear in the PDF copy and 7 should be re-checked before mylars. Response: Comment noted. These details print to paper clear but show up somewhat fuzzy in PDF zooms. Will be checked for mylars. Comment Number: 10 Comment Originated: 11/14/2018 11/14/2018: for approval: The access depicted to the future collector street in the future condition appears to be awkward with the angle turns. We're suggesting a less formal arrow to depict the intent of the connection and we will mention this in the development agreement. Response: Action taken. Access had been relocated in the last submittal. Arrow made less formal. Department: PFA Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 09/28/2018 11/06/2018: >Please confirm the final location of the Fire Department Connection since it does not appear to be notated on the supplied plans. >The Fire Lane No Parking sign design and placement is correct. >Unless otherwise required, the red curb indicating the extent of the fire lane is not required since there are Fire Lane signs present. >Wayfinding signage should be placed at the internal curbside to indicate best access in case of emergency response. Response: Wayfinding signage has been added and located at an internal curbside to be visible upon entry to the site. 10-3-2018 UPDATE >The FDC should be located beside the entrance to the residential units >The addressing/wayfinding plan and Fire Lane signage plan should be provided at the next round. Please email me for further information. Response: The FDC has been located as instructed. 09/28/2018: ACCESS It is noted in the provided documents that the building is less than 30-feet in height. The Emergency Access Easement is noted on the plan and is appropriately located. Please contact PFA for appropriate red curb or fire lane signage location Response: Comment noted. Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/01/2018 8 10/01/2018: INFORMATION: Light and Power has 3phase facilities existing along the rear of the property that can be utilized to feed this development. This building is currently being fed from a 150 kVA (120/208) 3phase transformer. Any changes to the existing electric capacity will initiate electric development and system modification charges. Please coordinate new power requirements with Light and Power Engineering. Response: Comment noted. Comment Number: 2 Comment Originated: 10/01/2018 10/01/2018: INFORMATION: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees Response: Comment noted. Comment Number: 3 Comment Originated: 10/01/2018 10/01/2018: INFORMATION: If a new transformer is needed on site, the transformer location(s) will need to be coordinated with Light & Power. Transformers must be placed within 10 feet of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 8 feet and side/rear clearance of 3 feet minimum. New transformer(s) will need a minimum of 10 foot separation from all other utilities. Response: Comment noted. Comment Number: 4 Comment Originated: 10/01/2018 10/01/2018: INFORMATION: If an increase in capacity is needed, then a commercial service information form (C-1 form) and a one-line diagram for the commercial meters will need to be completed and submitted to Light & Power Engineering. A link to the C-1 form is below: http://www.fcgov.com/utilities/business/builders-and-developers/development- forms-guidelines-regulations Response: Comment noted. Please note that per commercial service standards, if new secondary conductors are needed for an increase in capacity it is the owners/developers responsibility to install and maintain the new service from the transformer to the meter(s). Response: Comment noted. 9 Comment Number: 5 Comment Originated: 10/01/2018 10/01/2018: Further conversation is needed to determine electric metering requirements. Typically, Electric meter locations need to be coordinated with Light and Power Engineering. Each residential unit will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters. All units larger than a duplex and/or 200 amps is considered a commercial service, therefore the owner is responsible to provide and maintain the electrical service from the transformer to the meter bank. Please show proposed meter locations on the utility plan. Response: Meter locations have been identified on the utility plan. Comment Number: 6 Comment Originated: 10/01/2018 11/13/2018: A variance request to City of Fort Collins Municipal Code (section 26-464) to master meter the residential units was received with this submittal and is currently being evaluated. A decision will be communicated to the applicant by 11/21/2018. 10/04/2018: City of Fort Collins Municipal Code (section 26-464) requires all residential units to be individually metered. This was discussed during the conceptual review meeting on 8/23/2018. The applicant has requested to master meter the residential units. A written variance request will need to be submitted by the applicant and considered by the Director of Utilities. Please submit a written variance to me if you wish to master meter the residential units and I will send to the Director of Utilities for consideration. Response: The variance request to master meter the residential units was denied. Alternative plans to accommodate individual meters are being made. Department: Internal Services Contact: Jonathon Nagel, , jnagel@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/28/2018 09/28/2018: INFORMATION ONLY: The Community Recycling Ordinance (No. 109 2016) requires that all business and multifamily complexes subscribe to recycling service by the end of 2020 that is at minimum 1/3 of their overall service capacity (total bin capacity x number of weekly pickups, include both trash and recycling when calculating overall service capacity). In general recycling containers must be at least 50% the size of proposed trash containers to meet this requirement. Please make sure proposed containers meet this requirement and that adequate space is provided in all enclosures. Response: The trash enclosure was revised to include a larger recycle bin. Please refer to sheet S-3. Comment Number: 3 Comment Originated: 11/13/2018 11/13/2018: The proposed trash and recycling container capacities do not meet the required recycling per the Community Recycling Ordinance (See comment 10 #1). Recycling containers need to be 50% of the proposed trash volume to be considered adequate. Currently proposed is 6 cubic yards of trash and 1 cubic yard of recycling. For 10 residential units you are likely to need 4.25 cubic yards of trash service per week and 2.75 cubic yards of recycling. With the commercial usage as well I would recommend a 4 yard for trash (serviced twice weekly) and a 4 yard for recycling (serviced once a week). Response: The trash enclosure was enlarged to fit (2) 6 yard containers. One for recycling and one for standard trash. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/01/2018 10/01/2018: Traffic Operations has received the requested updated traffic narrative and accepts the conclusions. No further traffic analysis or review is anticipated to be needed. Response: Comment noted. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 10/01/2018 11/08/2018: FOR APPROVAL: All Benchmark Statements must match the format shown in the previous comment. Response: This comment has been addressed 10/01/2018: Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED (PRIOR CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION 11 SHOULD BE USED: NGVD29 UNADJUSTED (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 - X.XX¿. Response: This comment has been addressed Topic: General Comment Number: 2 Comment Originated: 10/01/2018 11/13/2018: FOR APPROVAL: Unless required during PDP, a complete review of all plans will be done at FDP. 10/01/2018: Unless required during PDP, a complete review of all plans will be done at FDP. Response: Comment noted.