HomeMy WebLinkAboutOLD TOWN FLATS (BLK. 23) - PDR - PDR130002 - CORRESPONDENCE -03/08/2013: LUC 3.5.1(G) Any structure over 40ft in height shall provide an additional shadow
and visual analysis.
Comment Number: 19
Comment Originated: 03/12/2013
03/08/2013: The livework units will need to build to IBC 2009 Section 419. Contact Russ Hovland
970416-2341 concerning this requirement.
Department: Current Planning
Contact: Sherry Albertson -Clark 970.224.6174, salbertson-clark(a.fcgov.com
Topic: General
Comment Number:1
The alley offers an opportunity to create a "civic spine' as intended for the Civic Center Sub -district,
with improvements oriented toward pedestrian activity.
Comment Number: 2
Outdoor cafes, at grade level and on rooftops are encouraged for the Downtown District. Specific
design details for outdoor cafes can be found in Section 4.16.E.
Comment Number: 3
The City's Green Building Code will result in interior noise levels being reduced, but additional noise
attenuation may be a good idea for those units closest to the rail line.
Comment Number: 4
The former Taco John's drive-thru is not a permitted use in the Downtown District. Fast food
Restaurants are permitted, but without a drive-in or drive-thru facility and the Taco John's
site has lost its non -conforming status since it has been vacant for at least 12 months. A drive-thru
facility for a bank or use other than a fast food restaurant would be permitted.
Comment Number: 5
There is a lower -cost alternative for the quiet zone for the Maple railroad crossing. Amy Lewin is
the contact for this, or for additional information about the quiet zone and related study, and can
be reached at (970) 416-2040.
03/08/2013: LUC 3.5.1(G) Any structure over 40ft in height shall provide an additional shadow
and visual analysis.
Comment Number: 19 Comment Originated: 03/12/2013
03/08/2013: The livework units will need to build to IBC 2009 Section 419. Contact Russ Hovland
970 416-2341 concerning this requirement.
Department: Current Planning
Contact: Sherry Albertson -Clark 970-224-6174, salbertson-clark@fcgov.com
Topic: General
Comment Number: 1
The alley offers an opportunity to create a "civic spine' as intended for the Civic Center Sub -district,
with improvements oriented toward pedestrian activity.
Comment Number: 2
Outdoor cafes, at grade level and on rooftops are encouraged for the Downtown District. Specific
design details for outdoor cafes can be found in Section 4.16.E.
Comment Number: 3
The City's Green Building Code will result in interior noise levels being reduced, but additional noise
attenuation may be a good idea for those units closest to the rail line.
Comment Number: 4
The former Taco John's drive-thru is not a permitted use in the Downtown District. Fast food
Restaurants are permitted, but without a drive-in or drive-thru facility and the Taco John's
site has lost its non -conforming status since it has been vacant for It least 12 months. A drive-thru
facility for a bank or use other than a fast food restaurant would be permitted.
03/07/2013: LUC 3.2.1 A landscape plan is required this includes but no limited to Tree lawns
along the ROW, foundation plantings, parking -lot perimeter and interior landscaping (see
section for details).
LUC 3.2.4 This section requires a lighting plan this usually includes photometric sit plan with
catalog cut sheets (see section for details).
LUC 3.2.5 This section requires an enclosure adequately sized for both trash/recycling. Such
enclosure shall be designed with a walk-in access without having to open the main service
gate and located on a concrete pad at least 20ft from a public sidewalk.
LUC 3.5.1 Mechanical/utility equipment (vents, flues, ac/rtu, air handlers, transformers, meters,
boxes, conduits...) locations shall be identified on plans with notes on how such equipment is
screened from public ROW and adjoining properties.
Comment Number: 16
Comment Originated: 03/08/2013
03/08/2013: LUC 3.2.2(C)(4) Bicycle parking spaces are required and shall be located near
pedestrian entrances to the buildings. For the residential portions of the development the
requirement is one space per bedroom with 60% of those being enclosed and 40% of those
being fixed. For General office and General retail it is one space for every 4000 sq ft or a
minimum of 4 spaces with 20% covered and 80% fixed.
LUC 3.2.2(K)(1)(a)1. In the TOD Multifamily dwellings and mixed -use dwellings have no
minimum vehicle parking requirements.
LUC 3.2.2(K) No residential uses have vehicle parking maximums. For General office the
maximum number of spaces shall be 3 spaces for 1000 sq ft. For General retail the maximum
number of spaces shall be 4 spaces for 1000 sq ft (see section for other details and uses).
Though parking is not required when parking is provided it shall meet the standards of the
code for parking lots and parking structures (see section for stall and aisle dimensions).
LUC 3.2.2(K)(5) A certain number of vehicle spaces are required to be accessibility spaces,
this is based on the number of total spaces being provided. Such spaces shall be located as
close as possible to primary entrances and identified by a sign.
LUC 3.2.2(L) Compact spaces are only allowed in identified long-term parking areas at a
maximum of 40% of the spaces in such area.
LUC 3.2.2(J) Vehicle use areas shall be setback by a landscape area at least 10ft from non
arterial ROW 15ft from an arterial ROW and 5 from a lot line.
Comment Number: 17 Comment Originated: 03/08/2013
03/08/2013: LUC 3.2.2(C) Pedestrians shall be separated from vehicles and bicycles.
LUC 3.2.2(C)(5)(a) Walkways within the site shall provide directness and continuity from
pedestrian origins and destination that are not aligned solely on the outline of vehicle use areas
and such sidewalks shall be 6ft wide.
Comment Number: 18 Comment Originated: 03/08/2013
encourage pedestrian activity at the street -facing level.
(c) Architectural elements, such as openings, sill details, emphasis on vertical proportions such
as posts, recessed horizontal panels and other architectural features shall be used to establish
human scale at the street -facing level.
(d) The architectural design of structures shall be compatible in architectural design with
adjacent buildings in terms of style, mass, material, height, roof pitch and other exterior
elements.
(e) Auto entrances shall be located to minimize pedestrian/auto conflicts.
Comment Number: 10 Comment Originated: 03/07/2013
03/07/2013: LUC 4.16(E)(1)(a) Parking lots shall not dominate the frontage of
pedestrian -oriented streets, interrupt pedestrian routes or negatively affect surrounding
neighborhoods. Parking lots shall be located behind buildings in the interior of blocks, in side
yards, underground or in a parking structure, to the maximum extent feasible.
Comment Number: 11
Comment Originated: 03/07/2013
03/07/2013: LUC 4.16(E)(1)(c) For buildings located within the Canyon Avenue and Civic Center
sub -districts that are four (4) stories or taller, ground floor open space shall be provided that is
organized and arranged to promote both active and passive activities for the general public.
Such space must be highly visible and easily accessible to the public and must include
features that express and promote a comfortable human sense of proportionality between the
individual and the environment, whether natural or man-made.
Comment Number: 12 Comment Originated: 03/07/2013
03/07/2013: LUC 4.16(F)(4) New buildings shall be designed in a manner that establishes
continuity and a visual connection between new and existing buildings within and adjacent to
the Civic Center Subdistrict.
Comment Number: 13
Comment Originated: 03/07/2013
'03/07/2013: LUC 3.5.3 In addition to the building in phase 3 and 4 this section also applies to
Building R-1 because the Livework units.
LUC 3.5.3(2) (2) Orientation to Build -to Lines for Streetfront Buildings. Build -to lines based on a
consistent relationship of buildings to the street sidewalk shall be established by development
projects for new buildings and, to the extent reasonably feasible, by development projects for
additions or modifications of existing buildings, in order to form visually continuous,
pedestrian -oriented streetfronts with no vehicle use area between building faces and the street.
LUC 3.5.3 (C) This applies concerning Variation in Massing (see section for details).
LUC 3.5.3 (D) This section on Character and Image does apply (see section for details).
Comment Number: 14 Comment Originated: 03/07/2013
03/07/2013: LUC 3.8.30 This section on Multi -family dwellings does apply. This section
contains distance requirements for the dwelling units to a public park and also there is no
setback along a ROW (see section for further details and standards).
Comment Number: 15 Comment Originated: 03/07/2013
stores but not to exceed 115ft.
Comment Number: 3 Comment Originated: 03/07/2013
03/07/2013: LUC 4.16(D)(4)(b)l. Any building exceeding 3 stories shall establish a base that is
no more than 2 stories (see section for further details).
LUC 4.16(D)(4)(b)2. Upper story (those stories above the established base) shall be setback.
LUC 4.16(D)(4)(b)3. There is an additional upperstory setback for those story exceeding 6
stories or 85ft in height
Comment Number: 4 Comment Originated: 03/07/2013
03/07/2013: LUC 4.16(D)(5)(a) No blank walls along for 50ft in length along public street, plaza
or walkway
Comment Number: 5
Comment Originated: 03/07/2013
03/07/2013: LUC 4.16(D)(5)(b) Buildings shall promote and accommodate outdoor activity with
balconies, arcades, terraces, decks and courtyards for residents and workers
Comment Number: 6 Comment Originated: 03/07/2013
03/07/2013: LUC 4.16(D)(5)(c)l. Glass curtain walls and spandrel -glass strip windows shall not
be used as the predominate style of fenestration for buildings
LUC 4.16(D)(5)(c)2. If ground floor retail, service and restaurant uses have large pane display
windows, such windows shall be framed by surround walls and not exceed 75% of the total
ground level facade area.
Comment Number: 7 Comment Originated: 03/07/2013
03/07/2013: LUC 4.16(D)(5)(d) All nonresidential buildings permitted in this District (including,
without limitation, mixed -use and industrial use buildings) shall meet the standards established
in Section 3.5.3 for mixed -use and commercial buildings.
Comment Number: 8 Comment Originated: 03/07/2013
03/07/2013: LUC 4.16(5)(e) All street -facing facades shall be constructed of high quality exterior
materials for the full height of the building. Such materials, with the exception of glazing, shall
include stone, brick, clay units, terra cotta, architectural pre -cast concrete, cast stone,
prefabricated brick panels, architectural metals or any combination thereof. Except for windows,
material modules shall not exceed either five (5) feet horizontally or three (3) feet vertically
without the clear expression of a joint. For the purposes of this provision, architectural metals
shall mean metal panel systems that are either coated or anodized; metal sheets with
expressed seams; metal framing systems; or cut, stamped or cast ornamental metal panels.
Architectural metals shall not include ribbed or corrugated metal panel systems.
Comment Number: 9 Comment Originated: 03/07/2013
03/07/2013: LUC 4.16(D)(6) Parking structures:
a) Where parking structures abut streets, retail and other uses shall be required along the
ground level frontage to minimize interruptions in pedestrian interest and activity. The decision
maker may grant an exception to this standard for all or part of the ground level frontage on
streets with low pedestrian interest or activity.
(b) Parking and awnings, signage and other architectural elements shall be incorporated to
8-inch water main and a 6/8-inch sewer in College.
Comment Number: 2 Comment Originated: 03/07/2013
03/07/2013: The water main in Mason appears to be near the R.O.W. or maybe in an
easement on the site. Provide an easement that extends a minimum of 10 feet to the east of
the water line.
Comment Number: 3 Comment Originated: 03/07/2013
03/07/2013: Existing water services to the site include three %-inch service and one 1-inch
service.
Comment Number: 4
Comment Originated: 03/07/2013
03/0712013: All water and sewer lines extending to the site must be used or abandoned at the
main.
Comment Number: 5
Comment Originated: 03/07/2013
03/07/2013: Separate water and sewer services will be required for the commercial and
residential portions of the mixed -use buildings.
Comment Number: 6 Comment Originated: 03/07/2013
03/07/2013: Grease interceptor(s) will be required for any restaurant(s) included in the project.
Comment Number: 7
Comment Originated: 03/07/2013
03/07/2013: 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: 8
Comment Originated: 03/07/2013
03/07/2013: Development fees and water rights will be due at time of building permit. Credit
will be allowed for the existing services where there have been water and sewer utility
accounts.
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbealsgfcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/07/2013
03/07/2013: Overall Development Plans (ODP) are subject to a TYPE 2 review (Planning and
Zoning Board)
Land Use Code (LUC) 4.16 In the Civic Center Subdistrict Project Development Plans/Final
Plans (PDP/FP) for Multi -family dwelling and Retail establishments are subject to a Type 2
review.
LUC 4.16 In the Civic Center Subdistrict PDP/FP containing Mixed -use dwellings, Standard
Restaurant and Offices are subject to a Type 1 review (Administrative hearing officer)
LUC 4.16(D)(3) Any Development Plans with new building or additions exceeding 25,000 sq ft
or 6 stories or 85ft in height is subject to a Type 2 review.
If any use of a PDP/FP is subject to the higher level of review the whole PDP/FP is reviewed at
the higher level.
Comment Number: 2 Comment Originated: 03/07/2013
03/07/2013: LUC 4.16(D)(2)(b)(Figure 18.5) The maximum building height for this block is 7-9
03/12/2013: The drainage outfall for Block 23 is the storm sewer in College Avenue which
drains to a storm sewer in Willow Street and on to the Cache La Poudre River. If there are any
increased flows to that system it will need to be analyzed to verify capacity. The Howes Street
outfall is north of the site in the middle of the block to the west. That outfall system is fairly
deep so there is the possibility that Block 23 could be designed to drain to it. In order to do
that, there would need to be a storm sewer installed in Cherry Street (under the railroad) with
100 year developed capacity unless there is to be onsite detention. Parking lot detention for
water quantity is allowed as long as it is not deeper than one foot.
Comment Number: 7 Comment Originated: 03/12/2013
03/12/2013: 1 didn't see any underground parking proposed this time, but if there is
underground parking the access needs to be protected from street flows entering the building
with one foot of freeboard from the top of the 100 year flow depth in the street to the access into
the building.
Comment Number: 8 Comment Originated: 03/12/2013
03/12/2013: The design engineer should refer to the Drainage Study for the North College
Avenue (SH 287) Improvements by Felsburg Holt & Ullevig (FHU), dated May 9, 2003 for the
most recent system analysis.
Comment Number: 9 Comment Originated: 03/12/2013
03/12/2013: 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.fcg ov.com/utilities/bus iness/bu ilde rs-and-developers/plant-investment-deve Io pment-
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,
cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater
Manual.
Comment Number: 10 Comment Originated: 03/12/2013
03/12/2013: 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.
Department: Technical Services
Contact: Jeff County, 970-221-6588, icountyC�fcgov.com
Topic: General
Comment Number: 1
03/11/2013: No comments.
Comment Originated: 03/11/2013
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffingtonCa)fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/07/2013
03/07/2013: Existing water mains and sanitary sewers in the area include a 16-inch water main
and a 12-inch sewer in Maple, a 12-inch water main along the east side of Mason, an 8-inch
water main in Cherry from Mason approximately three -fourths of the way to College and an
2006 International Fire Code 505.1
Comment Number: 16 Comment Originated: 03/13/2013
03/13/2013: ACCESS DURING CONSTRUCTION
Fire access to the site shall be maintained throughout all phases of construction. This may
include but shall not be limited to locked gates. Further discussion with the fire official is
required.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065,g_schlueterPfcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/12/2013
03/12/2013: It is important to document the existing impervious area since drainage
requirements and fees are based on new impervious area. An exhibit showing the existing
and proposed impervious areas with a table summarizing the areas is required prior to the time
fees are calculated for each building permit.
Comment Number: 2 Comment Originated: 03/12/2013
03/12/2013: 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. 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 Fort Collins Stormwater Manual, Section 1.3.3, Volume
3, Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this section,
please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or
jschlam@fcgov.com.
Comment Number: 3 Comment Originated: 03/12/2013
03/12/2013: Onsite detention is required for the runoff volume difference between the 100 year
developed inflow rate and the 2 year historic release rate. When a site is completely scraped
of all buildings, the existing impervious area is not grandfathered. However the existing
impervious area can be considered in a detention variance request if the fees being paid are
based on a higher imperviousness.
Comment Number: 4 Comment Originated: 03/12/2013
03/12/2013: Water quality treatment is also required as described in the Fort Collins Stormwater
Manual, Volume 3 - Best Management Practices (BMPs).
(http://www.fcgov.com/utilities/business/bu ilders-and-developers/development-forms-guideline
s-regulations/stormwater-criteria) Extended detention is the usual method selected for water
quality treatment; however the use of any of the BMPs is encouraged.
Comment Number: 5 Comment Originated: 03/12/2013
03/12/2013: Low Impact Development (LID) requirements went into effect March 11, 2013.
These require a higher degree of water quality treatment for 50% of the new impervious area
and 25% of new parking lots must be pervious. Please contact Basil Hamdan at 224-6035 or
bhamdan@fcgov.com for more information. There is also more information on the EPA link at:
http://water.epa. gov/polwaste/green/bbfs. cfm?goback=. gde_4605732_member_219392996.
Comment Number: 6 Comment Originated: 03/12/2013
2006 International Fire Code 903.2.9 & 903.2.9.1
Comment Number: 10 Comment Originated: 03/13/2013
03/13/2013: BALCONIES AND DECKS
Sprinkler protection shall be provided for exterior balconies, decks, and ground floor patios of
dwelling units where the building is of Type V construction.
2006 International Fire Code 903.3.1.2.1
Comment Number: 11
Comment Originated: 03/13/2013
03/13/2013: FDC
Fire Department Connections shall be installed in accordance with NFPA standards. Fire
department connections shall be located on the street side of buildings, fully visible and
recognizable from the street or nearest point of fire department vehicle access. The location of
the FDC shall be approved by the fire department.
Comment Number: 12 Comment Originated: 03/13/2013
03/13/2013: FIRE STANDPIPE SYSTEM
Standpipe systems shall be provided in new buildings and structures in accordance with
Section 905 or the 2006 International Fire Code. Approved standpipe systems shall be installed
throughout buildings where the floor level of the highest story is located more than 30 feet
above the lowest level of fire department vehicle access. The standpipe system shall be
capable of supplying at minimum of 100 psi to the top habitable floor. An approve fire pump
may be required to achieve this minimum pressure.
2006 International Fire Code Sections 905 and 913
Comment Number: 13
Comment Originated: 03/13/2013
03/13/2013: FIRE ALARM SYSTEMS & DETECTION SYSTEMS
Fire alarm systems shall be installed in Group R-1 occupancies as required in Sections
907.2.8.1 through 907.2.8.3 of the 2006 International Fire Code.
Fire alarm systems in Group R-2 occupancies shall comply with Section 907.2.9 of the 2006
International Fire Code.
The installation of smoke alarms in Group R occupancies shall comply with Section 907.2.10 of
the 2006 IFC (specifically 907.2.10.1.1 for Group R-1 and 907.2.10.1.2 for Group R-2).
ALARM NOTIFICATION APPLIANCES
Visible alarm notification appliances shall be provided in R-1 and R-2 occupancies in
accordance with Sections 907.10.1.3, 907.10.1.4 and Table 907.10.1.3 of the 2006 IFC.
Comment Number: 14
Comment Originated: 03/13/2013
03/13/2013: KEY BOXES REQUIRED
Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in approved
location(s) on every new building equipped with a required fire sprinkler or fire alarm system.
The top shall not be higher than 6 feet above finished floor.
2006 International Fire Code 506.1 and Poudre Fire Authority Bureau Policy 88-20
Comment Number: 15
Comment Originated: 03/13/2013
03/13/2013: PREMISE IDENTIFICATION
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.
2006 International Fire Code 503.1.1
Comment Number: 04
Comment Originated: 03/13/2013
03/13/2013: FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the design
criteria already contained in relevant standards and policies, any new fire lane must meet the
following general requirements:
> Shall be designated on the plat as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width' & 14 foot minimum overhead
clearance.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
> Be visible by painting and signage, and maintained unobstructed at all times.
*STRUCTURES EXCEEDING 30' (OR THREE OR MORE STORIES) IN HEIGHT
Required fire lanes shall be 30 foot wide minimum on at least one long side of the building. At
least one of the required access routes meeting this condition shall be located within a
minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel
to on entire side of the building.
2006 International Fire Code 503.2.3, 503.3, 503.4 and Appendix D
Comment Number: 05
Comment Originated: 03/13/2013
03/13/2013: TURNING RADII
The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside
and 50 feet outside.
International Fire Code 503.2.4 and Local Amendments
Comment Number: 06 Comment Originated: 03/13/2013
03/13/2013: ROOF ACCESS
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.
2006 International Fire Code 504.3
Comment Number: 07
Comment Originated: 03/13/2013
03/13/2013: WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of occupancy.
Commercial requirements: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced
no further than 300 feet to the building, on 600-foot centers thereafter.
2006 International Fire Code 508.1 and Appendix B
Comment Number: 08
Comment Originated: 03/13/2013
03/13/2013: RESIDENTIAL 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.
2006 International Fire Code 903.2.7
Comment Number: 09 Comment Originated: 03/13/2013
03/13/2013: GROUP S-2 AUTOMATIC SPRINKLER SYSTEM REQUIREMENTS
An automatic sprinkler system shall be provided throughout buildings classified as enclosed
parking garages (Group S-2 occupancy) in accordance with IBC 406.4 OR where located
beneath other groups. Exception: Enclosed parking garages located beneath Group R3
occupancies.
Comment Number: 2
Comment Originated: 03/08/2013
03/08/2013: 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.fcgov.com/conservation/biz-idap.php.
Department: Park Planning
Contact: Craig Foreman, 970-221-6618,
Topic: General
Comment Number: 1
03/01/2013: No comments
Department: PFA
cforemangfcgov.com
Comment Originated: 03/01/2013
Contact: Jim Lynxwiler, 970-416-2869, �ynxwilerC�poudre fire.org
Topic: General
Comment Number:, 01 Comment Originated: 03/13/2013
03/13/2013: At this time, PFA comments cover only the general development of Block 23 and
the Group R occupancies for Phase 1 & 2 of the development. Specific comments pertaining to
future phases of Block 23 build -out are reserved for such time as plans are submitted.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, JynxwilerC��oudre fire.org
Topic: General
Comment Number: 02 Comment Originated: 03/13/2013
03/13/2013: PUBLIC -SAFETY RADIO AMPLIFICATION SYSTEM
New buildings greater than 50,000 square feet will require a fire department, emergency
communication system evaluation after the core/shell but prior to final build out. For the
purposes of this section, fire walls shall not be used to define separate buildings.
Where adequate radio coverage cannot be established within a building, public -safety radio
amplification systems shall be designed and installed in accordance with criteria established by
the Poudre Fire Authority.
Poudre Fire Authority Bureau Admin Policy #07-01
Comment Number: 03
Comment Originated: 03/13/2013
03/13/2013: FIRE LANES
Fire Lanes shall be provided for every facility, building or portion of a building 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. The fire code official is authorized to increase the dimension
of 150 feet if the building is equipped throughout with an approved, automatic fire -sprinkler
system.
appears that the northern alley access onto Cherry Street is too close in proximity to the
railroad crossing to quality for making this area a quiet zone, and the access onto Cherry Street
would need to be moved to the east (aligning with the existing driveway). This may have further
thoughts or implications on the status of the alley
4. According to Current and Transportation Planning, the downtown streetscape for all 4
abutting streets as part of various master plan documents, calls for the use of attached
sidewalks with tree wells. It is envisioned that these attached sidewalks are to be 15' in width.
Please note that City Street Oversizing reimburses the property owner for oversizing
improvements from local to the minimum standard of the particular street classification, and only
to the extent that existing improvement are not in place. As a result, oversizing reimbursement
for sidewalk will only apply towards Cherry Street (with a reimbursement of half a foot of
sidewalk width for the difference from 4.5' in width (local) to 5' width (collector). Mason Street
and College Avenue have existing sidewalk and thus aren't eligible for reimbursement (even if
any portions of existing sidewalk are removed). Maple Street being a local street does not
provide for any reimbursement.
5. No comment on bicycle parking requirements.
6. No comment on BNSF representation.
7. The existing curb cut along Cherry Street may be reused, subject to access approval from
Traffic Operations and upgrading the drive approach to LCUASS standards. College Avenue
access is similar to #1 above. All unused driveways are required to be removed with the
development.
8. No comment on retaining the existing drive -through use.
9. No comment regarding potential uses on the northwest corner 4island6. Note though that
the development plan will likely need to obtain approval from the railroad for the portion of
railroad traversing the northwest corner of the site, especially with a platting of the property. The
applicant should be aware that approval from the railroad was a critical path item for the similar
Block 33 (Penny Flats) project directly west.
10. On street parking along Maple Street (whether parallel or angled) will need to be evaluated
with the site design; adequate sight distance for driveways out to Maple Street may require
removal an amount of parking on either side of the driveways. On -street parking along Mason
Street would need to be reviewed by Traffic Operations and possibly the Railroad, the City's
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata0fcgov.com
Topic: General
Traffic Engineer notes that he might be more inclined to support a potential use of on -street
parking along Mason Street if a roundabout at Cherry Street and Mason Street were
implemented.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, IexCa)fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 03/08/2013
03/08/2013: 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.
03/13/2013: The existing sidewalk along College Avenue should remain as it serves both
pedestrian and bicyclist needs. Modifications along the College Avenue frontage will need to
ensure that the bike and ped characteristics are still carried forward.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirataPfcgov.com
Topic: General
Comment Number: 14 Comment Originated: 03/13/2013
03/13/2013: Presently, the northbound movement along Mason Street utilizes a sharrow
combined bike and travel lane. A separate bikelane from the travel lane would be an item the
City would look to have constructed with the project.
Comment Number: 15
Comment Originated: 03/13/2013
03/13/2013: The development plan will need to ensure that both proposed sidewalk and bike
lane along Mason Street are configured to introduce a perpendicular crossing of the railroad
track for safety concerns.
Comment Number: 16 Comment Originated: 03/13/2013
03/13/2013: The streetscape for Mason Street with the conversion of Mason Street to two way,
allows for potential opportunities regarding enhancement with medians. There may be
opportunities for enhancement to that roadway that could be explored and could be considered
a visual enhancement for both this project and the Penny Flats project across Mason Street.
Comment Number: 17
Comment Originated: 03/13/2013
03/13/2013: Utility plans will be required and a Development Agreement will be required and
recorded (with recording fees paid by the applicant) once the project is finalized.
Comment Number: 18
Comment Originated: 03/13/2013
03/13/2013: This site is adjacent to CDOT roadway and all access to the site is governed by an
access control plan. The access control plan will need to be followed and implemented with
any project. Plans will be routed to CDOT for review and approval and the applicant may need
to obtain access permits from CDOT (even with the closure of a drive access).
Comment Number: 19
Comment Originated: 03/13/2013
03/13/2013: A Development Construction Permit (DCP) will need to be obtained prior to starting
any work on the site.
Comment Number: 20 Comment Originated: 03/13/2013
03/13/2013: In response to the questions asked with the PDR submittal, Engineering offers the
following:
1. A potential access point on College Avenue mid -block between Cherry and Maple would
need to be further reviewed and evaluated. Traffic Operations would need to review a traffic
study to help form a position on a proposed access. An access onto College Avenue would
require an amendment to the Access Control Plan and concurrence from CDOT and Larimer
County as well.
2. The relocation or removal of the railroad bungalow would need review and approval by the
Railroad. The City has no jurisdiction with this item.
3. The City would need to look at proposal involving the utilization of the alley along with
potential widening of the alley to understand any potential implications. It may be awkward if the
physical alley width comprised of both public and private components. Please note that it
addition, please contact Transportation Planning for their requirements as well. The traffic study
may result in the need to identify site related traffic improvements and/or traffic mitigation
measures that would be required of the development.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirataCafcgov.com
Topic: General
Comment Number: 5 Comment Originated: 03/13/2013
03/13/2013: The City's Traffic Engineer notes that a potential traffic concern for the project is the
unrestricted turning movement for the drive access out to Cherry Street. The project may need
to provide measures to physically restrict that driveway to solely a right -in, right -out (raised
median along Cherry Street).
Comment Number: 6 Comment Originated: 03/13/2013
03/13/2013: The access drives will need to be analyzed for sight visibility to ensure that
pedestrians along the public sidewalks are adequately visible to vehicles (and vice -versa).
Building placement with potential zero setback may cause sight visibility concerns, as well as
vertical grade from the driveways (see LCUASS Figure 8-17 for intersection grade criteria).
Comment Number: 7 Comment Originated: 03/13/2013
03/13/2013: The existing ramp at the southeast corner of the Cherry Street/Mason Street
intersection (northwest corner of the site) will need to be reconfigured into directional ramps,
delineating separate north -south and east -west crossings.
Comment Number: 8 Comment Originated: 03/13/2013
03/13/2013: Any public improvements must be designed and built in accordance with the
Larimer County Urban Area Street Standards (LCUASS). They are available online at:
hftp://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
Comment Number: 9 Comment Originated: 03/13/2013
03/13/2013: This project is responsible for dedicating any right-of-way and easements that are
necessary for this project.
Comment Number: 10 Comment Originated: 03/13/2013
03/13/2013: The public right-of-way should be free of any encroachment of structures such as
steps and patios. Doors shall not swing out into public right-of-way and will either need to be
recessed, or swing inward (into private property). Underground detention systems, LID/PLD
measures should similarly be located out of public right-of-way. A desire for placement of any
of these private improvements in public right-of-way would require exploration of encroachment
permits, leases, or other measures as prescribed by City Code to authorize it and may require
action by City Council, financial commitments, and/or liability insurance commitments.
Comment Number: 11 Comment Originated: 03/13/2013
03/13/2013: For reference, the abutting streets have the roadway classification as follows:
College Avenue is a 6 lane major arterial, Cherry Street is a collector, Mason Street is a 4 lane
arterial, and Maple Street is a local street.
Comment Number: 12 Comment Originated: 03/13/2013
03/13/2013: Repays will be due to the City for the previous construction of College Avenue
streetscape frontage as well as the existing alley, regardless on whether these improvements
are intending to be utilized by the project.
Comment Number: 13 Comment Originated: 03/13/2013
Fort Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
kgov. com/developmen fre view
March 15, 2013
Tina Hippeli
Brinkman Development
3003 E. Harmony Road
Fort Collins, CO 80528
RE: Block 23 -Preliminary Design Review, PDR130002, 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, Ted Shepard, at 970-221-6343 or
tshepard@fcgov.com.
Comment Summary:
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mviratagfcgov.com
Topic: General
Comment Number: 1
Comment Originated: 03/13/2013
03/13/2013: 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.
Comment Number: 2 Comment Originated: 03/13/2013
03/13/2013: The City's Transportation Development Review Fee (TDRF) is due at the time of
submittal. For additional information on these fees, please see:
hftp://www.fcgov.com/engineering/dev-review.php
Comment Number: 3 Comment Originated: 03/13/2013
03/13/2013: 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. n
Comment Number: 4 Comment Originated: 03/13/2013
03/13/2013: Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a n,
scoping meeting and determine required information for a traffic study on this project. In W