HomeMy WebLinkAboutPOUDRE GARAGE - BDR160007 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTSPage 1 of 10
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
April 26, 2016
Jason Kersley
auworkshop, llc
405 Linden Street
Fort Collins, CO 80524
RE: Poudre Garage, BDR160007, Round Number 1
Please see the following summary of comments from City staff and outside reviewing agencies for
your submittal of the above referenced project. If you have questions about any comments, you may
contact the individual commenter or direct your questions through the Project Planner, Seth Lorson, at
970-224-6189 or slorson@fcgov.com.
Comment Summary:
Department: Planning Services
Contact: Seth Lorson, 970-224-6189, slorson@fcgov.com
Topic: Site Plan
Comment Number: 1 Comment Originated: 03/15/2016
03/15/2016: The bicycle parking rack is located in the back of the building which
doesn't really serve the retail and office uses for visitors. However, the only practical
location for public access bike parking is on the sidewalk. We recommend
requesting bike rack installation in the ROW. Please contact Tessa Greegor (FC
Bikes) tgreegor@fcgov.com, 970-416-2471.
We are requesting sidewalk bike parking in the ROW via the FCBikes bike parking
program
Comment Number: 2 Comment Originated: 03/15/2016
03/15/2016: PARKING
The size of the proposed parking stalls is consistent with "long-term" parking stall
dimensions, which is permitted for residential without limitation unlike "compact".
Please revise label on the site plan.
Revised label on site plan.
Alternative compliance: please provide proof of parking space purchase prior to
approval of the BDR.
Receipt for parking space included with resubmittal.
From my reading of the Land Use Code, it seems that your retail use is exempt from
minimum parking requirements (3.2.2(K)(2)(b)).
Noted. Parking calcs revised based on comment.
Department: Engineering Development Review
Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com
Page 2 of 10
Topic: General
Comment Number: 1 Comment Originated: 03/16/2016
03/16/2016: Please add construction details to the Utility Plan set.
NE Response: Detail Sheets have been added to the Utility Plan set.
Comment Number: 2 Comment Originated: 03/16/2016
03/16/2016: The Statement of Ownership and Subdivision on the Plat is incomplete.
Please provide more information. Also, please the following note to the plat:
"There shall be no private conditions, covenants or restrictions that prohibit or limit
the installation of resource conserving equipment or landscaping that are allowed by
sections 12-120 – 12-122 of the City Code."
NE Response: The plat has been revised accordingly.
Comment Number: 3 Comment Originated: 03/16/2016
03/16/2016: Provide lot, size, etc on the Plat.
NE Response: The plat has been revised accordingly.
Comment Number: 4 Comment Originated: 03/16/2016
03/16/2016: Please add the standard sidewalk repair note to the utility plan (Existing
Conditions, Utility and Horizontal control) and the site plan:
"Any damaged curb, gutter and sidewalk existing prior to construction, as well as
streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to
construction of this project, shall be replaced or restored to City of Fort Collins
standards at the Developer's expense prior to the acceptance of completed
improvements and/or prior to the issuance of the first Certificate of Occupancy."
NE
Response:
The
standard
sidewalk
repair
note
has
been
added
to
the
following
sheets:
Existing
Conditions
&
Demolition
Plan,
Utility
Plan,
Horizontal
Control
Plan,
and
Site
Plan
(provided
by
AU
Workshop).
Comment Number: 5 Comment Originated: 03/16/2016
03/16/2016: The street cut limits need to be adjusted so that they are parallel &
perpendicular, combined if there is a series of patches less than 75' and are not in
the wheel path of vehicles. See redlines.
NE Response: The proposed street cut limits have been revised accordingly.
Comment Number: 6 Comment Originated: 03/16/2016
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revised based on meetings and discussion with Planning Services, Engineering, and
Traffic Operation.
Comment Number: 9 Comment Originated: 03/16/2016
03/16/2016: Please show the ramps at the corner of Remington Street and Oak
Street with the 6' flares. Since concrete is behind these ramp, they are considered a
walkable surface and need to meet standards.
NE Response: The proposed handicap ramps have been revised.
Comment Number: 10 Comment Originated: 03/16/2016
03/16/2016: Based on the slopes on the Grading Plan, the landing at the corner of
Remington Street and Oak Street does not meet ADA standards that call for a 2%
minimum cross slope
NE Response: The grades have been adjusted to meet the 2% minimum cross slope.
Comment Number: 11 Comment Originated: 03/16/2016
03/16/2016: Plans show drainage along the north side of the building. No more than
750 SF can drain across a public sidewalk. A sidewalk chase will be needed in this
area.
NE Response: The area draining along the north side of the building is less than
750-SF and therefore a sidewalk chase will not be needed.
Comment Number: 12 Comment Originated: 03/16/2016
03/16/2016: The private electric service will require an encroachment permit. This
service line will need to be encased and be added to the 3rd Tier locates. Show any
vaults that's associated with this service that will also be in the public ROW. Add
notes to the Utility Plan sheet with this information.
NE Response: The proposed electric service line and proposed transformer location
have been revised, please see revised utility layout.
Comment Number: 13 Comment Originated: 03/16/2016
03/16/2016: Do not show items in the public ROW that would need an
encroachment permit, such as tables and chairs on the Site and Landscape Plan.
Tables and chairs have been removed from plans.
Department: Environmental Planning
Contact: Kelly Kimple, 970-416-2401, kkimple@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/15/2016
03/15/2016: Will the existing solar panels be moved or upgraded? Otherwise, no
comments at this time.
The existing panels will be removed from the building.
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 03/18/2016
03/18/2016:
The two existing trees along Oak Street are shown to be preserved and protected.
Keep this statement.
Add this additional statement to what is listed for the two existing trees along Oak
that are being preserved and protected.
Due to the general poor health and the current trunk damage these two Linden trees
will likely need to be replaced by the City of Fort Collins Forestry Division in the next
Page 4 of 10
few years.
Added the requested note to the landscape plan.
Department: Historical Preservation
Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com
Topic: Building Elevations
Comment Number: 5 Comment Originated: 04/26/2016
04/26/2016: For the next hearing, LPC members asked the applicant to explore and
present options regarding the corner panels, the transom windows on the south
elevation, and the articulation of the pilasters on the towers. Detailed notes on that
discussion can be found in the minutes of the February 10, 2016 meeting.
[AU]workshop has reviewed the LPC’s comments from the hearing.
If structurally feasible we intend to reopen and provide glazing in the corner openings
that had been previously covered up. If it is not feasible to restore those openings the
intention is to replace the existing deteriorating Masonite panels with new panels that
compliment the existing building and new addition.
If we can restore the covered openings on the south elevation we will provide a transom
line in those openings that match the existing transom line on that elevation.
We intend to recess the accent panels at the towers to further articulate the pilasters on
the towers.
Topic: General
Comment Number: 1 Comment Originated: 04/26/2016
04/26/2016: 148 Remington Street is a Fort Collins Landmark (Ordinance No. 134,
1997) constructed in 1937. The Landmark Preservation Commission conducted a
landmark design review on the proposed addition at its February 10, 2016 meeting.
Commission members reviewed the proposal for compliance with Section 14-48,
"Report of Acceptability," of the Fort Collins Municipal Code.
Noted
Comment Number: 4 Comment Originated: 04/26/2016
04/26/2016: Article III, Section 14-46(B) requires a Plan of Protection for the
landmark building at 148 Remington and any of the adjacent designated and eligible
buildings that might be affected by the new construction (202 Remington, 210 E.
Oak, 215 E. Oak, 125-139 Remington, 142 Remington, 133 Mathews, 137 Mathews,
and 143 Mathews). Historic Preservation staff has provided the applicant with a
template Plan of Protection form for completion and submittal with the next round of
LPC review.
Plan of protection will be provided at the next round of LPC review.
Comment Number: 2 Comment Originated: 04/26/2016
04/26/2016: At the February 10, 2016 meeting, the Landmark Preservation
Commission also reviewed the proposal for compatibility with LUC 3.4.7 based on
the following designated and eligible properties that compose the area of adjacency:
202 Remington Street (the McHugh-Andrews House); 210 E. Oak; 215 E. Oak;
125-139 Remington; 142 Remington; 133 Mathews; 137 Mathews; 143 Mathews.
Properties deemed ineligible for individual landmark status and thus eliminated from
the area of adjacency include the following: 139 E. Mountain, 143 Remington, 206
Remington, 216 E. Oak, 217 E. Oak, 220 E. Oak, 207 Mathews.
Noted
Comment Number: 3 Comment Originated: 04/26/2016
04/26/2016: At the February 10, 2016 meeting, the LPC determined that the
proposed project complies with LUC 3.4.7 as presented. The applicant may request
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a formal recommendation to the decision maker (hearing officer) from the LPC at
the next hearing, presuming that any additional changes do not present new issues
that may affect the impact on the area of adjacency.
Noted, a formal recommendation will be requested at the next round or LPC review
Department: Light And Power
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/15/2016
03/15/2016: Electric Capacity Fee and Building Site charges will apply to this
development. Please click on the following link for Estimated Light & Power charges
and the Light & Power Fee calculator.
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-de
velopment-fees
Noted
Comment Number: 2 Comment Originated: 03/15/2016
03/15/2016: Any relocation or modification to existing electric facilities will be at the
expense of the owner/developer. If Light & Power’s existing electric facilities are to
remain within the limits of the project they must be located within a utility easement.
Noted
Comment Number: 3 Comment Originated: 03/15/2016
03/15/2016: A C-1 Form will need to be submitted to Light & Power Engineering for
review. Please click on the following link for the C-1 Form.
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms
-guidelines-regulations
Noted
Comment Number: 4 Comment Originated: 03/15/2016
03/15/2016: Transformer location needs to be within 10'¿ of an asphalt surface
accessible by a line truck. A minimum clearance of 8¿' must be maintained in front
of the transformer doors and a minimum of 3'¿ on the sides. Transformer and
meter locations will need to be coordinated with Light & Power Engineering.
Certain building materials and or building design may require more clearance.
Please click on the following link for Electric Construction, Policies, Practices and
Procedures.
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms
-guidelines-regulations
NE Response: The proposed electric service line and proposed transformer location
have been revised, please see revised utility layout.
Comment Number: 5 Comment Originated: 03/15/2016
03/15/2016: Light & Power has had discussions with the developer and City
Engineering on placement of a submersible transformer in the public ROW. If the
developer is considering this option farther discussion will be needed.
NE Response: The proposed electric service line and proposed transformer location
have been revised, please see revised utility layout.
Comment Number: 6 Comment Originated: 03/16/2016
03/16/2016: The secondary service is shown running to an existing 3-phase
transformer in the alley. Light & Power will need to verify space on the secondary
lugs for your 3 new runs of secondary. Please have the electrical contractor
coordinate this with Light & Power.
An on site submersible transformer is proposed for the site. This secondary service
is no longer part of the development.
Page 6 of 10
Comment Number: 7 Comment Originated: 03/16/2016
03/16/2016: The existing 3-phase transformer in the alley will need to be replaced
with a larger transformer. This work will most likely need to be done outside of
normal business hours. System modification charges will apply. Please have the
electrical contractor coordinate with Light & Power for this changeout.
An on site submersible transformer is proposed for the site. Use of this existing
transformer is no longer part of the development.
Department: Outside Agencies
Contact: Seth Lorson, 970-224-6189, slorson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/17/2016
03/17/2016: COMCAST
Comcast has a coax line that will need to be relocated a owner's expense. Please
call me for walkout. Don Kapperman 970-567-0245
NE Response: Noted, thank you.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 03/14/2016
03/14/2016: ALTERNATIVE MEANS OF COMPLIANCE
Fire access requirements, relevant to 2012 IFC Appendix D (Section D105), cannot
be met with the proposed site plan and the project team will be tasked with
developing a plan to meet the intent of the fire code via alternative means of
compliance. Preliminary discussion on January 7, 2016 explored possible solutions,
including a rated stair, roof hatch and standpipe with hose connection to the roof. A
formal, written proposal will need to submitted to the fire marshal for review and
approval by time of final development plan. Code language provided below.
WHERE REQUIRED - IFC D105.1: 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.
WIDTH - IFC D105.2; FCLUC 3.6.2(B)2006; and Local Amendments: Aerial fire
apparatus access roads shall have a minimum unobstructed width of 30 feet,
exclusive of shoulders, in the immediate vicinity of the building or portion thereof.
PROXIMITY TO BUILDING - IFC D105.3: 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.
Compliance plan and formal letter has been submitted to PFA.
Department: Stormwater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 03/11/2016
Page 7 of 10
03/11/2016: Plat: please clarify what “DE” means on the plat. Also, you may need to
show utility easements along the back of ROW.
NE Response: “DE” is identified as drainage easement in the legend. Per discussions
with Heather McDowell providing proposed adjacent 9-ft wide utility easement on site
and adjacent to existing right-of-way does not make sense for this development because
existing buildings that are currently along Remington Street and Oak Street are
constructed up to right-of-way and there is no room for a new utility easement.
Comment Number: 3 Comment Originated: 03/11/2016
03/11/2016: Drainage Exhibit – add a basin summary table and an LID summary
table (like the table provided in the drainage report narrative)
NE Response: A basin summary table and LID summary table were added to
drainage exhibit.
Comment Number: 4 Comment Originated: 03/11/2016
03/11/2016: Drainage Report – please note that in the Major Basin Description
paragraph, the Udall Water Quality treatment area is provided for WQCV and
standard water quality only, not for quantity detention. Also, please clarify in the write
up that the City allows up to an additional 5000 square feet of imperviousness before
onsite quantity detention is required.
NE Response: The drainage report was revised accordingly.
Comment Number: 5 Comment Originated: 03/11/2016
03/11/2016: Drainage Report – the report discusses the use of a rain garden for
LID. Are you no longer proposing rooftop bioretention planters?
NE Response: At this time we are no longer proposing rooftop bio-retention
planters.
Comment Number: 6 Comment Originated: 03/11/2016
03/11/2016: Drainage Report ¿ please provide an exhibit that shows that you¿re
meeting the LID requirements; show how 50% of the new impervious areas at the
site are being routed to the rain garden.
NE Response: An exhibit has been provided per your request and added to the
drainage report.
Comment Number: 7 Comment Originated: 03/11/2016
03/11/2016: Drainage Report – hydrologic calculations – please utilize Table RO-11
in the FCSCM to calculate the runoff coefficients; please utilize the correct overland
flow time of concentration equation to calculate the time of concentrations.
NE Response: The drainage report was revised accordingly.
Comment Number: 8 Comment Originated: 03/11/2016
03/11/2016: See redlines for other minor comments.
NE Response: All redlines have been addressed.
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 03/08/2016
03/08/2016: Repeat as this site is with off site work looking to disturb greater than
10,000 sq ft.
12/23/2015: What is the total area of disturbance? Submitted materials did not allow
for accurate understanding of the total disturbed area. Please include a map
showing all on and off site disturbance marked with a total area calculation. If the
site disturbs more than 10,000 sq-ft Erosion and Sediment Control Materials need to
be submitted. 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;
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Erosion Control Plan, Erosion Control Report, and an Escrow / Security Calculation.
If you need clarification concerning the erosion control section, or if there are any
questions please contact Jesse Schlam 970-218-2932 or email @
jschlam@fcgov.com
NE Response: Per dialogue with Jesse via email on 4/26/16 the total site disturbance is
only 8,500SF and therefore an Erosion Control Report and Erosion Control Plan are not
required.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
Comment Number: 12 Comment Originated: 03/15/2016
03/15/2016: No comments.
Topic: Construction Drawings
Comment Number: 14 Comment Originated: 03/15/2016
03/15/2016: Please make corrections to the sub-title as marked. See redlines.
NE Response: Sub-title has been corrected.
Comment Number: 15 Comment Originated: 03/15/2016
03/15/2016: Please change the Basis Of Bearings statement to match the
statement on the Subdivision Plat.
NE Response: The Basis of Bearing statement has been revised to match the
statement on the Subdivision Plat.
Comment Number: 16 Comment Originated: 03/15/2016
03/15/2016: Some of the sheet titles in the sheet index do not match the sheet titles
on the noted sheets. See redlines.
NE Response: Drawing titles have been revised accordingly.
Topic: Landscape Plans
Comment Number: 11 Comment Originated: 03/15/2016
03/15/2016: There are line over text issues. See redlines.
Text over line issues have been resolved.
Topic: Lighting Plan
Comment Number: 13 Comment Originated: 03/15/2016
03/15/2016: There are line over text issues. See redlines.
Redlined text over line issues have been resolved.
Topic: Plat
Comment Number: 1 Comment Originated: 03/15/2016
03/15/2016: Please remove the address from the sub-title. See redlines.
NE Response: Address have been removed from the sub-title.
Comment Number: 2 Comment Originated: 03/15/2016
03/15/2016: Please add square footage to the Statement Of Ownership And
Subdivision. See redlines.
NE Response: The square footage was added to the Statement of Ownership and
Page 9 of 10
Subdivision.
Comment Number: 3 Comment Originated: 03/15/2016
03/15/2016: Please make corrections to the Basis Of Bearings statement as
marked. See redlines.
NE Response: Corrections were made to the Basis of Bearings statement.
Comment Number: 4 Comment Originated: 03/15/2016
03/15/2016: If you are going to show the 7' witness corners, please mathematically
tie them to the boundary.
NE Response: Witness corners have removed from the plat.
Comment Number: 5 Comment Originated: 03/15/2016
03/15/2016: Are there 4 lots in this replat, or just 1 lot? If it is a 1 lot replat and these
are existing lot lines, label as 1 lot with square footage and make the lines very
thin/light or just remove them. If this is a 4 lot replat, label each lot with square
footage. See redlines.
NE Response: Lot lines have been removed.
Comment Number: 6 Comment Originated: 03/15/2016
03/15/2016: Please add distances as marked. See redlines.
NE Response: Distances were added per redlines.
Comment Number: 7 Comment Originated: 03/15/2016
03/15/2016: Please increase text sizes as marked. See redlines.
NE Response: Text sizes were increased per redlines.
Comment Number: 8 Comment Originated: 03/15/2016
03/15/2016: The symbol sizes do not match. See redlines.
NE Response: Symbol sizes were revised per redlines.
Topic: Site Plan
Comment Number: 9 Comment Originated: 03/15/2016
03/15/2016: There are line over text issues. See redlines.
Text over line issues have been resolved.
Comment Number: 10 Comment Originated: 03/15/2016
03/15/2016: Please change the legal description as marked. See redlines.
Requested revision to legal description on site plan has been made per redlines.
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/16/2016
03/16/2016: The sight distance issue for cars backing across sidewalk needs a little
further review and thought. Can the garage doors be set back any further? Are
mirrors an option? If approved, the actuated sign for the driveway system shown
should read "Car Backing" and include an audible back up beep.
Site Plan and Driveway Plan have been revised based on meetings and discussion with
Planning Services, Engineering, and Traffic Operation.
Department: Water-Wastewater Engineering
Page 10 of 10
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/11/2016
03/11/2016: Existing Conditions & Demo Plan: please clarify with notes the water
and sewer services that you intend to maintain.
NE Response: Additional notes were added to existing water services that are to
remain. The existing sanitary sewer service already has a note (refer to key note 5).
Comment Number: 2 Comment Originated: 03/11/2016
03/11/2016: Utility Plan: please note that we don’t typically allow the placement of
new water meters within driveways. Please shift the water meter to a location where
it can be located within the sidewalk.
NE Response: Proposed utility layout has been revised per discussions with
Heather McDowell, Rob Irish, and Marc Ragasa.
Comment Number: 3 Comment Originated: 03/11/2016
03/11/2016: Utility Plan: please note that the proposed sanitary sewer service will
need to tie into the manhole within 2’ of the bench or with an outside drop.
NE Response: Design shows proposed sanitary sewer invert elevation within two
feet of outlet elevation.
Comment Number: 4 Comment Originated: 03/11/2016
03/11/2016: Utility Plan: Is the proposed storm pipe going to be private or public?
NE Response: The proposed roof drain will be private.
Comment Number: 5 Comment Originated: 03/11/2016
03/11/2016: See redlines for other minor comments.
NE Response: All redlines have been addressed.
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/16/2016
03/16/2016: The signature block for Planning needs to be change to Director of
Community Development and Neighborhood Services.
Correction made.
Comment Number: 2 Comment Originated: 03/16/2016
03/16/2016: The Site Plan needs to include a sheet index.
Site plan has sheet index
Comment Number: 3 Comment Originated: 03/16/2016
03/16/2016: The request not to provide a Handicap Parking stall needs to be
submitted as modification.
Modifications of Standards request is included in resubmittal.
Comment Number: 4 Comment Originated: 03/16/2016
03/16/2016: Why does the shadow analysis not show the full length of the
shadows?
Shadow analysis now shows full length of shadows.
03/16/2016: It appears there is offsite work that may need a temporary construction
easement on the property to the east. Please provide this easement.
NE Response: With the adjustment of the proposed building footprint we no longer need
to disturb the property to the east so the limits of construction has been adjusted and a
temporary construction easement is no longer needed.
Comment Number: 7 Comment Originated: 03/16/2016
03/16/2016: As discussed at our meeting on 2/22, the garage doors on the east of
the building need to be stepped back to provide a better sight distance for the garage
spaces to the west.
Site Plan and Driveway Plan have been revised based on meetings and discussion
with Planning Services, Engineering, and Traffic Operation.
Comment Number: 8 Comment Originated: 03/16/2016
03/16/2016: The downtown area requires sidewalks to have a minimum width of 7'.
The proposed planter areas to the south of the building restricts the sidewalk width
to 5'. Please adjust.
Sidewalk/Parkway has been adjusted. Site Plan and Driveway Plan have been