HomeMy WebLinkAboutRAM'S CROSSING K2 APARTMENTS - BDR - BDR110004 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWPre -Submittal Meetings for Building Permits
Pre -Submittal meetings are offered to assist the designer/builder by assuring, early on in the
design, that the new commercial or multi -family projects are on track to complying with all of the
adopted City codes and Standards listed below. The proposed project should be in the early to
mid -design stage for this meeting to be effective and is typically scheduled after the Current
Planning conceptual review meeting.
Applicants of new commercial or multi -family projects are advised to call 416-2341 to schedule a
pre -submittal meeting. Applicants should be prepared to present site plans, floor plans, and
elevations and be able to discuss code issues of occupancy, square footage and type of
construction being proposed.
Construction shall comply with the following adopted codes as amended:
2009 International Building Code (IBC)
20091ntemational Residential Code (IRC)
2009 International Energy Conservation Code (IECC)
2009 International Mechanical Code (IMC)
2009 International Fuel Gas Code (IFGC)
2009 International Plumbing Code (/PC) as amended by the State of Colorado
2008 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI Al 17.1-2003.
Snow Load Live Load: 30 PSF I Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Use
1. Single Family; Duplex; Townhomes: 2009 IRC Chapter 11 or 2009 IECC Chapter 4
2. Multi -family and Condominiums 3 stories max: 2009 IECC Chapter 4,
3. Commercial and Multi -family 4 stories and taller: 2009 IECC Chapter 5.
Acknowledged.
Department: Electric Engineering
Contact: Bruce Vogel, 970-224-6157, bvogel(a)fcgov.com
1. Power is available from within the site to serve both new buildings.
Acknowwedged. There is a new transformer for the new building.
2. Electric development charges will apply for both new buildings at time of each construction.
Acknowledged.
Department: Building Inspection
Contact: Russ Hovland,
1. Existing Fort Collins building codes now include many elements that support green building. The
building code green amendments represent next steps along the path of integrating green building
practices into mainstream construction. More information about these requirements can be found at:
http://www.fcgov.com/utilities/residential/preen-build inq/amend ments
Acknowledged.
Current Planning
Contact: Steve Olt, 970-221.6341, solt(cDfcgov.com
There are no minimum parking requirements in the T.O.D. per Section 3.2.2 (K)(1)(a)(1). However, how is
this development, once expanded, going to accommodate its parking needs?
The site contains 47 parking spaces and 77 bicycle parking spaces. Residents are typically college
students that either walk, ride their bikes, scooters and long boards to campus
2. In terms of density, the minimum total density must be 20 units/acre. The property is 1.93 acres. Any phase
must have at least 16 units/acre LUC 4.10(D)(1)(a). Please see LUC 3.8.18 for how to perform density
calculations. Must show on site plan in table format.
The existing building contains 90 units and the new building has 36 units for a total of 126. The site is
1.94 acres and will have an overall new density of 65 d.u./acre.
3. For the proposed addition, new buildings shall have the doorways facing Lake St. and they must be
principal entries with sidewalk access LUC 4.10(E)(1)(a) - (b). Lake St. is identified as a 2 lane collector on
the Master Streets Plan.
The new building's main entrance is located on the southeast corner of the building and is visible from Lake
Street. We will be providing a new, uninterrupted route from Lake Street to this entry.
4. Please note building design referenced in LUC 4.10(E)(1)(c) -(f). These sections speak to roof form
(sloped roofs), articulation requirements.
This is addressed in the Planning Objectives.
5. Since the addition exceeds 25% of the gross floor area of the existing floor area, sidewalk upgrades
required. LUC 4.10(E)(2)
The sidewalks throughout the project are enhanced, including along Lake Street as discussed with City
Staff.
6. The proposed development is subject to a Basic Development Review, please contact the Zoning
Department regarding your formal submittal.
Acknowledged
3. 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.
The landscape plan reflects the use of low-water native landscape and grasses. There is very little
turf on the site.
Department: Engineering Development Review
Contact: Susan Joy, 970.221.6603, sioyno.fcgov.com
8. 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.
Acknowledged.
2. 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
Acknowledged.
3. 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.
Acknowledged.
4. 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.
A Trip Generation Analysis memo is included with the submittal.
5. 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/engineerinq/G MARd Stds/U rban St. htm
Acknowledged.
6. This project is responsible for dedicating any right-of-way and easements that are necessary for this
project. Lake Street is a 2 lane Collector street on the Master Street Plan requiring a total of 76' of row
and a 9' Utility Easement. This project is responsible for dedicating one half of the total row, or a total of
38' from the centerline of the road.
Propposed r.o.w. and easements are shown on the plans. After review, the documents will be drawn up and
submitted to the city.
7. This project is responsible for bringing Lake Street's sidewalks and parkways up to current standard.
The sidewalks throughout the project are enhanced, including along Lake Street.
B. Parking setbacks apply. See LCUASS, chapter 19 for all other parking requirements.
A variance is included for parking setbacks.
9. Utility plans will be required and a Development Agreement will be recorded once the project is
finalized.
Acknowledged.
10. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
2006 International Fire Code 508.1 and Appendix B
Fire line and hydrant layout have been coordinated with PFA.
5. PUBLIC -SAFETY RADIO AMPLIFICATION SYSTEM
Where adequate radio coverage cannot be established within a building, public -safety radio amplification
systems shall be installed in the following locations:
1. New buildings greater than 50,000 SF in size or addition(s) to an existing building that cause the
building to be greater than 50,000 SF. For the purpose of this section, fire walls shall not be used to
define separate buildings.
2. All new basements greater than 10,000 SF where the designed occupant load is greater than 50,
regardless of the occupancy classification.
3. Existing buildings meeting the criteria of Items 1 and 2 of this section undergoing alterations
exceeding 50 percent of the aggregate area of the building.
Public -safety radio amplification systems shall be designed and installed in accordance with criteria
established by Poudre Fire Authority.
PFA Fire Prevention Bureau Administrative Policy 07-01
Acknowledged.
6. DEAD-END FIRE APPARATUS ACCESS ROADS
Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with an
approved area for turning around fire apparatus. The tum-around at the end of the fire apparatus access
road must have an outside turning radius of 50 feet or more, and an inside turning radius of 25 feet. 2006
International Fire Code 503.2.5 and Appendix D103.3 and D103.4
Acknowledged.
7. TURNING RADII
The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet
outside. 2006 International Fire Code 503.2.4 and Appendix D103.3
Acknowledged.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224.6143, lex(dfcgov.com
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.
The applicant has met with the City Forester on -site and it was determined that some of the existing trees
were undesirable species, such as Siberian Elms, and will be removed with no mitigation requirements.
2. The City's green building program has many programs that may benefit your project. Resources are
available at the Green Building web page: http://www.fcgov.com/greenbuilding/. Of particular interest
may be the Integrated Design Assistance Program, which offers financial incentives and free technical
support to those interested in delivering high-performance buildings that exceed building code
requirements for energy performance. Gary Schroeder (970-221-6395) is the contact person for this
program. This is the direct link to the web page for this program:
hftp://www.fcqov.com/conservation/biz-ldap.php.
Acknowledged.
2006RESIDENTIAL AUTOMATIC FIRE SPRINKLERS
An automatic sprinkler system installed in occupancies in accordance with Section 903.3 shall be
provided throughout all buildings with a Group R (Residential) fire area. Exceptions: Detached one- and
two-family dwellings and multiple single-family dwellings (townhomes) not more than three stones above
grade plane in height with a separate means of egress. 2006 International Fire Code 903.2.7
Acknowledged.
2. FIRE LINE REQUIREMENT, KNOX BOXES AND FDCs
Buildings that are required to be fire sprinklered shall have a minimum 6-inch fire line Poudre Fire
Authority requires a key box ("Knox Box") to be mounted in approved locations) on every new building
equipped with a required fire -sprinkler system or fire -alarm system. Knox Boxes are required to be
installed approximately 60 inches above grade and no higher than 72 inches above grade. Fire
department connections shall be installed remote from the buildings or in an approved location, and
located on the street or fire lane side of buildings, fully visible and recognizable from the street or
nearest point of fire department vehicle access or as otherwise approved by the fire code official. 2006
International Fire Code 912.2 and 506.1; PFA Fire Prevention Bureau Policy; and
NFPA 13.
Acknowledged,
3. REQUIREDACCESS
Fire access roads (fire lanes) shall be provided for every facility, building or portion of a building
hereafter constructed or moved into or within the PFA's jurisdiction when any portion of the facility or any
portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus
access as measured by an approved route around the exterior of the building or facility. This fire lane
shall be visible by painting and signage, and maintained unobstructed at all times. 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:
- Be designed as a flat, hard, all-weather driving surface (asphalt or concrete) capable of supporting
fire apparatus weights. Compacted road base shall be used only for temporary fire lanes or at
construction sites.
- Have appropriate maintenance agreements that are legally binding and enforceable.
- Be designated on the plat as an Emergency Access Easement.
- Maintain the required minimum width of 20 feet throughout the length of the fire lane (26 feet on at
least one long side of the building when the structure is three or more stories in height).
If the building is equipped throughout with an approved automatic fire -sprinkler system, the fire code
official is authorized to increase the dimension of 150 feet.
2006 International Fire Code 503.1.1, 503.2.3, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(L)
Propposed easements are shown on the plans. After review, the documents will be drawn up and
submitted to the city.
4. WATER SUPPLY
Fire hydrants, where required, must be the type approved by the water district having jurisdiction and the
Fire Department. Hydrant spacing and water flow must meet minimum requirements based on type of
occupancy. Minimum flow and spacing requirements include:
• Commercial and multi -family dwellings 1,500 gpm at 20 psi residual pressure, spaced not further than
300 feet to the building, on 600-foot centers thereafter
• Residential within Urban Growth Area, 1,000 gpm at 20 psi residual pressure, spaced not further than
400 feet to the building, on 800-foot centers thereafter
• Residential outside Urban Growth Area, 500 gpm at 20 psi residual pressure, spaced not further than
400 feet to the building, on 800-foot centers thereafter.
These requirements may be modified if buildings are equipped with automatic fire sprinkler systems.
L
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224.6065, gschlueter( fcgov.com
20061t appears the existing parking area is changing to two new buildings. 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 is required. In the Old Town drainage basin
a drainage and erosion control report and construction plans are required if there is an increase in
impervious area greater than 5000 square feet. They must be prepared by a Professional Engineer
registered in Colorado. If there is less than 5000 square feet of new impervious area, a drainage letter
should be sufficient to document the existing and proposed drainage patterns. Grading and erosion
control plans are still required.
The site will reduce impervious area and this is shown in the Drainage Letter. Grading and EC plans have
been submitted.
2. Water quality treatment is also required as described in the Urban Storm Drainage Criteria Manual,
Volume 3 — Best Management Practices (BMPs).
(http://www.udfcd.org/downloads/down_ critmanual_vollll.htm) Extended detention is the usual method
selected for water quality treatment; however the use of any of the BMPs is encouraged.
Since this is an existing development, requirements for retrofitting for water quality treatment is a little
more flexible and may take a little more creativity on the part of the design team.
Water quality in swales and a sand filter are proposed and discussed in the drainage letter.
3. The drainage outfall for this site is the adjacent streets since there are no public storm sewers in the area.
There is a private system to the north that is a possibility but CSU would have to grant an easement to tie
into it if it has the capacity for additional flows.
We will drain overland to the NE corner of the site (matching existing conditions)
4. 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.
Acknowledged.
5. The city wide Stormwater development fee (PIF) is $6,313.001acre ($0.1449/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 erosion control
measures shown on the site construction plans.
Acknowledged.
Department: Historical Preservation
Contact: Courtney Rippy, 970.416-2283, crippyCa�fcgov.com
2006According to the County Assessor Records, this property was built in 1974 and is not over 50 years of
age, therefore, historic preservation review is not required.
Acknowledged.
Department: Fire Authority
Contact: Carie Dann, 970-219.5337, CDANN(a)poudre-fire.org
the east property line, new sidewalk connections and landscape islands.
2. Sec. 1.6.5 allows for this project to be processed as a Basic Development Review, meaning no public
hearing is required.
Acknowledged
3. If the new construction is taller than 40', then the Building Height Review described in Sec. 3.5.1(G) will
apply.
We have included a shadow analysis and a narrative addressing building height with the submittal.
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington(fcgov.com
1. Existing water mains and sanitary sewers in the area include a 12-inch water main and a 10-inch sewer in
Lake.
Acknowledged
2. The existing water meter for the site is a 3-inch meter.
Acknowledged.
3. The sewer service connects to the 10-inch sewer at a manhole in Lake.
Acknowledged. — A new sewer service is proposed to the addition.
4. The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards
The landscape plan contains a hydrozone table.
5. Development fees and water rights will be due at building permit.
Acknowledged.
Department: Transportation Planning
Contact: MattWempe, 970-416-2040, mwempe4fcgov.com
2006A bicycle and pedestrian level of service analysis will be required independent of a traffic impact study.
Please call Matt Wempe, Transportation Planner, mwempe@fcgov.com, 970.416.2040, to scope the
analysis.
Sidewalks are adjacent to the site and Lake Street has bike lanes, connecting directly to the CSU campus
And Shields Street.
2. How will pedestrian access to Lake Street be accommodated? Would residents have to move through
the existing building, or could a sidewalk be installed outside?
There is a new sidewalk connecting both the new and existing buildings to Lake Street. There is also
connectivity to James Court to the north, which is the primary access to the CSU campus.
3. Where will bike parking be located? Please consider both short-term visitor and long-term resident
parking needs. The ideal location is on a hard surface, well -lit, secure, near the main building entrance,
and protected from the elements. This can include both indoor and outdoor bike parking. Transportation
Planning staff is happy to consult on the multitude of bike parking options available.
The goal for the site is to provide adequate bike and scooter parking, with 77 total bike parking spaces.
The majority of the bicycle parking will be covered. Bike racks are located on hard surfaces in between
the two buildings. Two separate areas have been designated for scooter parking on the site.
Fort of
Community Development and
Neighborhood Services
231 North College Avenue
PO Box 580
Fort Collins. CO 80522
970.221.6750
970.224.6134 - fax
fcgov. com
August 1, 2011
Matt Rankin
Rankin Architects
117 E. Mountain Ave # 205
Fort Collins, CO 80524
Re: 914 W. Lake St. - Student Housing
Description of project: This is a request for a phased addition to the existing 3-story wood framed
apartment building that sits on the south portion of the 1.941 acre site at 914 W. Lake St. Phase I will include
the addition of a new 3-story, 40 unit student housing apartment with ground level connection to the existing
NW stairlaccesstower. This connection will provide courtyard amenities, community room etc. A landscaped
walkway and project access will be provided along the W property line as a buffer and pedestrian
connection to CSU. Parking will be reconfigured as necessary but upwards of 40% will be displaced. Total
construction build -out will be approximately 28,000-29,000 g.s.f. Phase II will be construction of a new, 2 OR
3 story student housing apartment building consisting of between 20 and 30 units. Total s.f. may range from
15,000 - 20,000 gsf. Additional parking will be displaced thus limiting the northern parking lot. The site is
zoned HMN and is located in the T.O.D. overlay. The use is permitted subject to an administrative (Type 1)
review and public hearing (LUC Section 4.1O(B)(2)(a)(1).)
Please see the following summary of comments regarding the project request referrenced above. The
comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed
components of the project application. Modifications and additions to these comments may be made at the
time of formal review of this project. If you have any questions regarding these comments or the next steps in
the review process, you may contact the individual commenter or direct your questions through the Project
Planner, Steve Olt, at 970-221-6341 or soft@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Peter Barnes, 970-416-2355, pbarnesoftgov.com
1. This was originally constructed as a use -by -right. The addition is regulated by Sec. 3.8.2O(B) of the LUC,
which requires that the project comply with the requirements of Sec. 1.6.5 and the applicable standards
in Art. 3 and Art. 4. If the addition increases the existing floor area by more than 25%, then Sec. 1.6.5(B)
requires that the entire site be brought up to current code standards to the extent reasonably feasible
(i.e. parking lot design, landscaping, including landscaped parking lot setbacks, walks, etc.). If it doesn't
increase the floor area by 25%, a code change is pending that would apply this same section (3.8.2O(B))
if the addition exceeds 5000 s.f., which it does.
Acknowledged. The new site does comply with Articles 3 and 4, including a 5' landscape setback along