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HomeMy WebLinkAboutMAX FLATS - PDP - PDP120034 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWAlso these space are required to be close to main entrances as possible. The current proposal have these spaces located adjoining the stair entrance when at least one of the spaces should be adjoined to the elevator entrance. Comment Number: 7 Comment Originated: 09/19/2012 09/19/2012: LUC 3.2.2(C)(4) Bicycle standards have recently changed. For the Residential portion of the project the requirement is one bike space per bedroom and 60% of those are required to be covered and the remaining 40% to be fixed. For the commercial space the required bike space are a minimum of 4 and 20% of those need to be covered and 80% of those fixed. The site plan should identity all these locations. We will need a table on the plans showing the bike space requirements and what is actually provide. Comment Number: 8 Comment Originated: 09/19/2012 09/19/2012: LUC 3.5.1(1) Mechanical/Utility equipment (vents, flues. conduit, meters, transformers, ac units ...) should be labeled on the site, landscape and elevations plans with notes on how such equipment is screened and painted. Elevations should be included for all structures that require a building permit. overlay found in aivision 3.10.4(D) do apply. .Comment Number: 3 Comment Originated: 09/19/2012 09/19/2012: LUC 4.18(E)(1)(b) Requires at least 1 central feature or gathering space that shall include a convenient outdoor opens space or plaza with amenities such as but not limited to benches; monuments, kiosks or public art. This Central feature or gathering space needs to located with in the geographically distinct Community Commercial district, please Identify where this is. Comment Number: 4 Comment Originated: 09/19/2012 09/19/2012: LUC 3.5.3 This section does apply it speaks to Variation & Massing and Character & Image (see section for complete details). Comment Number: 5 Comment Originated: 09/19/2012 09/19/2012: LUC 3.2.1 This section requires a landscaping plan, this should include a tree mitigation plan as approved by the City Forester (see section for complete details). LUC 3.2.4 This section requires a lighting plan complete with photometric site plan and catalog cut sheets (see section for complete details). LUC 3.2.5 Requires adequate enclosure area for both trash and recycling. This enclosure shall be designed with walk -access without having to open the main service gate on a cement pad, located at least 20ft from a public sidewalk. Site plan should label the dimensions of the enclosures. Comment Number: 6 Comment Originated: 09/19/2012 09/19/2012: Land Use Code (LUC) 3.5.3(B)(2) No vehicle use areas between the building faces and the street. The parking space that project out from under the building do not comply with this. LUC 3.2.2(J) Vehicle use areas shall be setback by a landscaped are along an arterial street at least 15' from the property line. Parking spaces along Mason street need additional setback. In addition LUC 3.10.4(C) Does not allow parking spaces to be in front or to the side of a building. LUC 3.2.2(K) Mixed -Use dwellings with the TOD overlay zone shall have no minimum parking requirements. LUC 3.2.2(L)(2) When providing long term parking vehicle spaces only 40% of those space can be compact. These spaces will need to be identified by a sign that they are reserved for residents or employees only. Please label both the length and the width of the vehicle stalls LUC 3.2.2(K)(5) When providing off street parking spaces it is required that there is certain number of Accessibility spaces also provided and designated by a sign. With 66 spaces at least 3 of these spaces need to be Accessibility spaces and at least one of these 3 spaces is required to be a van -accessible space (8ft wide adjoined to a 8ft wide access aisle). It does not appear that the accessibility's spaces proposed is van -accessible. Comment Number: i %,omment Originated: 09/20/2012 09/20/2012: Existing water mains and sanitary sewers in the area include a 16-inch water main and an 18-inch in Mulberry, 8-inch water main in Mason (E of RR), 8-inch sewer in Mason (W of RR) and a 6-inch sewer in the E/W mid -block alley. Comment Number: 2 Comment Originated: 09/20/2012 09/20/2012: There are two existing 1/4-inch water services extending to the property from the 16-inch main in Mulberry which provided service to the existing building. In addition, there is a 3/4-inch service that was stubbed into the site from Mason to the south of the E/W alley for future use but has never been activated nor have development fees ever been paid. Comment Number: 3 Comment Originated: 09/20/2012 09/20/2012: All existing water and sewer lines extending to the property must be used or abandoned at the main. Comment Number: 4 Comment Originated: 09/20/2012 09/20/2012: From the information provided with the PDR submittal, it appears that the proposed sewer re -location should work. Any sewer services connecting to the section of sewer to be abandoned must be re -connected to the new sewer by this project. Comment Number: 5 Comment Originated: 09/20/2012 09/20/2012: Separate water and sewer services will be required for the commercial and residential portions of the building. Comment Number: 6 Comment Originated: 09/20/2012 09/20/2012: The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards Comment Number: 7 Comment Originated: 09/20/2012 09/20/2012: Development fees and water rights will be due at building permit. Credit will be given for the existing, established services to the property. Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcqov.com Topic: General Comment Number: 1 Comment Originated: 09/19/2012 09/19/2012: Land Use Code (LUC) 4.18(B)(3)(a)6. Multifamily and Mixed -Use dwellings are a permitted use in the Community Commercial (CC) zone district by Type 1 review. This property is also located within the Transit Oriented Development (TOD) Overlay. Comment Number: 2 Comment Originated: 09/19/2012 09/19/2012: LUC 4.18(E)(2)(c) Minimum Building Frontage requirement, it appears this project is meeting this standard. 09/19/2012: LUC 4.18(E)(2)(d) Building height shall have minimum height of 20ft and limited to five stories. The proposal meets this standard See LUC 3.8.17 for measuring building height in feet. 09/19/2012: LUC 4.18(F) The development standards for parking structures for the TOD 09/25/2012: Prior to issuing a certificate of occupancy for any structure, a FEMA Elevation Certificate, or a Floodproofing Certificate, is required to be submitted and approved. Comment Number: 9 Comment Originated: 09/25/2012 09/25/2012: Development review checklists for floodplain requirements can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Please utilize these documents when preparing your plans for submittal. Please contact Shane Boyle of Stormwater Master Planning at sboyle@fcgov.com for floodplain CAD line work as required per the floodplain development review check list. Comment Number: 10 Comment Originated: 09/25/2012 09/25/2012: The Floodplain Administrator for the Old Town Basin is Brian Varrella; 970.416.2217,bvarrella@fcgov.com. Please contact Brian or Mark Taylor, 970.416.2494, mtaylor@fcgov.com, with questions or to schedule a meeting if one is desired. Comment Number: 11 Comment Originated: 09/25/2012 09/25/2012: According to the narrative provided the applicant has a good understanding of the Stormwater Development Review requirements that were presented at the previous conceptual review. All of those comments still apply. I have added a little more information that is required in the report and reiterated the fee information. Comment Number: 12 Comment Originated: 09/25/2012 09/25/2012: A drainage and erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. The drainage report must address the four -step process for selecting structural BMPs. Since water quality treatment is provided in the Udall Area none is required onsite. If there is additional treatment; standard operating procedures (SOPs) for all onsite drainage facilities need to be prepared by the drainage engineer and there is a final site inspection required when the project is complete. The erosion control requirements are in the Stormwater Design Criteria Section 1.3.3. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 orjschlam@fcgov.com. Comment Number: 13 Comment Originated: 09/25/2012 09/25/2012: The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan as well the City's Design Criteria and Construction standards. Comment Number: 14 Comment Originated: 09/25/2012 09/25/2012: The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/sq.ft.) for new impervious area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.ft.) 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 on the City's web site at http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development- fees or contact Jean Pakech at 221- 6375 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 or a minimum amount in accordance with the Fort Collins Stormwater Design Criteria. Department: Water -Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcqov.com Topic: General Comment Number: 09 Comment Originated: 09/26/2012 09/26/2012: This building is required to have afire department, emergency communication system evaluation after the core/shell but prior to final build out. Comment Number: 10 Comment Originated: 09/26/2012 09/26/2012: New and existing buildings shall be plainly identified. Address numbers shall be visible from the street fronting the property, plainly visible, and posted with a minimum of six-inch numerals on a contrasting background. IFC 505.1 Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-60657 gschlueter@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/25/2012 This entirety of this property is located in the flood fringe of the 100-year City -designated Old Town Flood plain and is subject to the standards of Chapter 10 of City Code. A City Flood Risk Map is attached for reference. Comment Number: 2 Comment Originated: 09/25/2012 09/25/2012: New mixed -use construction is allowed in a City flood fringe, provided that the lowest floor and all duct work, HVAC equipment, etc. of any structure is elevated a minimum of 18-inches above the Base Flood Elevation (BFE). This is known as the RFPE (BFE + 18-inches = RFPE). For this property the BFE will be either 4993.7 ft NGVD29, or 2.0 ft above the highest adjacent grade on the building footprint, whichever produces the lowest RFPE for the proposed structure when compared with survey information. Comment Number: 3 Comment Originated: 09/25/2012 09/25/2012: If all residential use is on a floor completely above the RFPE, the structure may be constructed to comply with the City's floodproofing requirements in lieu of elevating to the RFPE. No residential uses will be permitted on any floodproofed floors for this projector in the future. Comment Number: 4 Comment Originated: 09/25/2012 09/25/2012: Critical facilities are prohibited in the 100-year floodplain. Comment Number: 5 Comment Originated: 09/25/2012 09/25/2012: A basement may be constructed below the RFPE in a mixed -use structure, provided that all residential use is on a floor completely above the RFPE, and the structure is in compliance with the City's floodproofing requirements. Comment Number: 6 Comment Originated: 09/25/2012 09/25/2012: Any underground parking in a Floodplain must comply with the requirements of FEMA Technical Bulletin 6-93. Elevators constructed in a building in the floodplain must comply with the requirements of FEMA Technical Bulletin 4. Both Technical Bulletins can be found at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Comment Number: 7 Comment Originated: 09/25/2012 09/25/2012: Any and all construction activities in the floodplain must be preceded by an approved floodplain use permit, $25 fee, and approved plans. The permit from can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Comment Number: 8 Comment Originated: 09/25/2012 questions. Department: PFA Contact: Jim Lynxwiler, 970416-2869, ilynxwiler@poudre-fire.org Topic: General Comment Number: 01 Comment Originated: 09/26/2012 09/26/2012: Water supply is out of access for this project. Existing fire hydrants on SE corners of Mountain and Mason and again at Myrtle and Mason are on the opposite side of the RR tracks. The hydrant on the NW corner of Mulberry and Mason is on the opposite side of a major city arteriole. We are requesting a hydrant to be installed on the north side of the complex in conjunction with the new 6" Fire Services line noted on the site plan. Comment Number: 02 Comment Originated: 09/26/2012 09/26/2012: The site plan creates an out of access situation for responding fire apparatus. A portion of the rear building is located more than 150' from fire apparatus access on Mulberry and Mason Streets. In addition, the potential for traffic congestion and access restrictions on Mason Street will likely further adds to the problem of fire apparatus access on the east side. A Fire Lane shall be required. A plan shall be submitted and approved prior to installation. IFC 503 Comment Number: 03 Comment Originated: 09/26/2012 09/26/2012: Fire Lane standards for structures three stories or more in height: 30 foot wide minimum on at least one long side of the building. 14 foot minimum overhead clearance with a hard surface capable of supporting 40 tons. Comment Number: 04 Comment Originated: 09/26/2012 09/26/2012: New buildings four or more stories in height shall be provided with a stairway to the roof. Stairway access to the roof shall be in accordance with IFC 1009.12. Such stairways shall be marked at street and floor levels with a sign indicating that the stairway continues to the roof. IFC 504.3 Comment Number: 05 Comment Originated: 09/26/2012 09/26/2012: This is a mixed -use building. The commercial space will require an NFPA 13 automatic sprinkler system. Four stories or more requires a standpipe with FDC (location to be determined in conjunction with the fire authority). A static pressure of 100 psi, required at a fire hose nozzle on the fifth floor will prompt the need for a fire pump. Comment Number: 06 Comment Originated: 09/26/2012 09/26/2012: Due to the number of stories, the R occupancies will also require an NFPA 13 system rather than a 13R system. This is further supported by the out -of -access situation created by the site plan. IFC 903.3.1.2 Comment Number: 07 Comment Originated: 09/26/2012 09/26/2012: An automatic sprinkler system shall be provided throughout buildings classified as enclosed parking garages (Group S-2 occupancy) in accordance with IBC 406.4 OR where located beneath other groups. Exception: Enclosed parking garages located beneath Group R3 occupancies. IFC 903.2.9 & 903.2.9.1 Comment Number: 08 Comment Originated: 09/26/2012 09/26/2012: A Knox Box is required to be located at the front door. The top shall not be higher than 6 feet above finished floor. IFC 506 sidewalk. These uoors need to be recessed or revised so that Lney do not open into the Right of way. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/25/2012 09/25/2012: The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4) protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. If any trees on site have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (221-6361) to determine the status of the existing trees and any mitigation requirements as the result of development impacts. Comment Number: 2 Comment Originated: 09/25/2012 09/25/2012: With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3), requires that you use native plants and grasses in your landscaping or re -landscaping and reduce bluegrass lawns as much as possible. Department: Light And Power Contact: Doug Martine, 970-224-6152, dmartine@fcqov.com Topic: General Comment Number: 1 Comment Originated: 09/28/2012 09/28/2012: The electric transformer needs to be located within 10 feet of an all-weather surface accessible to a utility line truck. This accessibility could possibly be accomplished by installing grass pavers between the sidewalk and the curb along Mulberry in front of the planned access sidewalk. Clearances required around the transformer are noted on the drawing provided at the PDR on September 27th. Also the transformer cannot be located within the road R-O-W. Comment Number: 2 Comment Originated: 09/28/2012 09/28/2012: Electric meters need to be outdoors and accessible to utility personnel at all times. Since the electric service will be 120/208 3 phase, the residential units will need to be metered 120/208 volt single phase network (splitting the meters as equally as possible between the 3 phases). Each single phase meter socket will need to be a 5 terminal type with the 5th terminal in the 9 O'clock position. Comment Number: 3 Comment Originated: 09/28/2012 09/28/2012: The fire pump will need to be on the same meter as the'house' meter. The customer will save money if the pump is tested (2 x per year?) during times of little or no other use on the house meter AND when the Light & Power system is 'off peak'. In general this means testing on a weekend, or early in the morning. Comment Number: 4 Comment Originated: 09/28/2012 09/28/2012: When the plan is final, Light & Power Engineering will need a Commercial Service Information (C-1) form completed, the name/address of who to invoice for the electric development charges, a paper copy of both the utility plan and a 1-line diagram of the electric service. In addition, an AutoCad (version 2008) of the final utility plan will need to be sent to Terry Cox at TCOX@FCGOV.COM. Please contact Doug Martine at (970)224-6152 with any Comment Number: 2 comment Originated: 09/26/2012 09/26/2012: The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php Comment Number: 3 Comment Originated: 09/26/2012 09/26/2012: 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. Comment Number: 4 Comment Originated: 09/26/2012 09/26/2012: Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and determine if a traffic study is needed for this project. In addition, please contact Transportation Planning for their requirements as well. Comment Number: 5 Comment Originated: 09/26/2012 09/26/2012: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm Comment Number: 6 Comment Originated: 09/26/2012 09/26/2012: A development agreement is required (or an amendment to the development agreement of record) and will be recorded once the project is finalized with recordation costs paid for by the applicant. Comment Number: 7 Comment Originated: 09/26/2012 09/26/2012: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Comment Number: 8 Comment Originated: 09/26/2012 09/26/2012: This project is responsible for dedicating any right-of-way and easements that are necessary for this project. The plan should call out proposed right of way 57'-6" as this will need to be dedicated with this project. Comment Number: 9 Comment Originated: 09/26/2012 09/26/2012: Bicylcle parking shown along W. Mulberry is a concern as it will be within the Right of Way and could interfere with future widening of Mulberry. Comment Number: 10 Comment Originated: 09/26/2012 09/26/2012: The sidewalk may be integrated into the (BRT) bus stop but sidewalk will also need to be provided behind the stop adjacent to the building to be consistent with the rest of the walk on Mason and not force all pedestrians to walk through the bus stop. Comment Number: 11 Comment Originated: 09/26/2012 09/26/2012: The sidewalk along Mason Street should stay consistent in width for the enture length of the project. The walk shall be a minimum of 6' in width along Mulberry and 8' in width along Mason Street since it will be adjacent to the building with the zero setback. Comment Number: 12 Comment Originated: 09/26/2012 09/26/2012: There is concern with the proximity of the building to the Mason Street right of way. It appears that many of the doors will open "out" and into the right of way and adjacent Topic: Easements Comment Number: 1 Comment Originated: 09/24/2012 09/24/2012: July 1, 2014 is the end of the TCE. It will be used for construction of the MAX bus stop, and will most likely be complete in 2013. 1 would expect it to have little impact on the construction of the building as the work will have to be done from the street side. -Erika Keeton; If you need a coordination meeting with the MAX efforts please call Erika at 221-6521. Topic: General Comment Number: 3 Comment Originated: 09/25/2012 09/25/2012: The proposed "commercial flex" space is 1,500 square feet. Will this be large enough to activate the pedestrian level and "create a dynamic urban street edge". Also, what uses are proposed to be permitted in this space? Please review Section 3.10.4 (D) regarding parking structure design. This is the code section that was referenced during the PDR meeting when the applicant was asked to provide more retail space. Comment Number: 6 Comment Originated: 09/25/2012 09/25/2012: As noted in the planning objectives, it is expected that the building design will be conform to LUC 3.5.3(C-D). Topic: Site Plan Comment Number: 2 Comment Originated: 09/25/2012 09/25/2012: Section 4.18 (E) (b) requires a central feature or gathering place. The area on the northeast corner of the site labeled 'plaza' will be extremely diminished, to the point it will no longer meet this purpose, when the future ROW is realized. Comment Number: 7 Comment Originated: 09/26/2012 09/26/2012: Setbacks/build-to lines will have to be met per LUC Sec. 3.5.3(B)2: 10-25 feet from the ROW (after the required dedication) along Mulberry Street and 0 -15 feet from the ROW along Mason Street. The Contextual Setbacks regulations in 3.8.19(B) is applicable only to "front setback requirement imposed by the zone district standards". The aforementioned setback/build-to requirements are general development standards and are not imposed by the zone district. This will provide the opportunity to move the building to the south and create a more robust plaza space as required by the code. Comment Number: 8 Comment Originated: 09/26/2012 09/26/2012: Per the conversation at the PDR meeting, on -street parking is allowed on both sides of Mason south of the turn lane to Myrtle on the east side (without time restrictions), and south of the Max pull-out to Myrtle on the west side (with time restrictions). We will be discussing parking and emergency vehicle access next week at the transportation coordination meeting on Thursday and will get back with more information after that. Department: Engineering Development Review Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/26/2012 09/26/2012: Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. Please contact Matt Baker at 224-6108 if you have any questions. F6t``r�of Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134-fax tcgov, com/de velopmen treview October 4, 2012 Dave Derbes Brinkman Partners, LLC 3003 E. Harmony Rd, Ste 300 Fort Collins, CO 80528 RE: 203 W. Mulberry St. Preliminary Design Review, PDR120007, Round Number 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: Current Planning Contact: Seth Lorson, slorson@fcgov.com Topic: General Comment Number:1 Follow-up Comments from Planning and Transportation Coordination Meetings: The meetings have confirmed what the original comments stated: Plaza: Within the on -site area after the dedication of ROW, the proposed plaza is around 500 s.f. and doesn't meet the intent of the standards in Sec. 4.18 (E) (b). Please show how it will provide the space for benches, monuments, kiosks, public art etc... The gathering space could be broken up if an additional space was provided on the rooftop for tenants and patrons. Setbacks: The setback from Mulberry of 10'-25' shall be measured from the edge of dedicated ROW. This will create the opportunity to provide more plaza. Parking: On -street parking is allowed on both sides of Mason south of the turn lane to Myrtle on the east side (without time restrictions), and south of the Max pull-out to Myrtle on the west side (with time restrictions). Emergency Services Access: The on -street area between the MAX pull-out and the proposed site access may be striped for emergency services.