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HomeMy WebLinkAboutTHE SUMMIT ON COLLEGE PARKING GARAGE - MJA/FDP - FDP130056 - CORRESPONDENCE - (3)Pre -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) 2009 International Residential Code (IRC) 2009 International Energy Conservation Code (IECC) 2009 International Mechanical Code (IMC) 2009 International Fuel Gas Code (IFGC) 2009 International Plumbing Code (IPC) as amended by the State of Colorado 2011 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 / 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. Fort Collins Green Code Amendments effective starting 1-1-2012. A copy of these requirements can be obtained at the Building Office or contact the above phone number. City of Fort Collins Building Services Plan Review 416-2341 screened from off -site observers and blend with the natural visual character of the area. These requirements shall apply to all elements of a project, including any aboveground utility installations." As we discussed, for this project, green screening of the parking structure should be provided. Ideas at prior meetings included vines along the wall with cables, evergreen plantings, etc. The ECS should discuss and comment on this issue. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com 1. Typically, Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. It may likely be that the parking garage use is not subject to street oversizing fees. Determination of this is made by Matt Baker, who manages Street Oversizing but is currently out of the office. Final determination will look to be made upon Matt's return. 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 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. 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. 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/engineering/GMARdStds/UrbanSt.htm 6. There are existing easements for emergency access, access, drainage, and utilities dedicated to the City on the Choice Center plat that would appear to preclude the ability to construct the parking garage with these easements overlapping. In addition, the Choice Center plat also shows a floodway designation that may impact the ability to build the structure. Easements dedicated to the City may be vacated by separate document at a cost of $400 for each easement and its associated legal description. The dedication of new easements to the City by separate document would require a cost of $250 for each easement and its associated legal description. A replat is another option to vacate and dedicate easements and may be the only way to remove a floodway designation line. 7. Utility plans (or revisions to the Choice Center plans by JVA) will be required. 8. An amendment to the Development Agreement for Choice Center maybe required and if so, will be recorded once the project is finalized with recordation costs paid for by the applicant. 9. Access off of Stuart Street will need to be reviewed for sight distance and approach grade considerations. 10. If public improvements are required to be built (or relocated) a Development Construction Permit (DCP) would need to be obtained prior to starting any work on the site. fronting the property, plainly visible, and posted on a contrasting background. 5. 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 6. SECURITY GATES 061FC 503.6: As applicable, the installation of security gates across a fire apparatus access road shall be approved by the fire chief. Where security gates are installed, they shall have an approved means of emergency operation. The security gates and the emergency operation shall be maintained operational at all times. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com 1. An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500 feet of a known natural habitat (Spring Creek). An update to your prior ECS is acceptable. The ECS should highlight how the impacts of the proposed parking structure are mitigated, e.g., visually and from a habitat perspective. Please note that the Ecological Characterization Study is due a minimum of 10 days prior to the PDP submittal. 2. Within the buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to determine if the existing landscaping within the buffer zone is incompatible with the purposes of the buffer zone. Please ensure that your ECS discusses the existing vegetation and identifies potential restoration options. If it is determined to be insufficient, then restoration and mitigation measures will be required. In this case, as we discussed, it may be prudent to consider a fee -in -lieu payment to the City, so that City Parks and Floodplain can determine the most appropriate buffering between the creek and the parking structure. 3. With respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that "natural areas and natural features shall be protected from light spillage from off site sources." Thus, lighting from the parking areas or other site amenities shall not spill over to the buffer areas. 4. 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. 5. Projects in the Vicinity of Spring Creek must also comply with Section 3.4.1(1)(1) of the Land Use Code, which states the following: "Projects in the vicinity of large natural habitats and/or natural habitat corridors, including, but not limited to, the Poudre River Corridor and the Spring Creek Corridor, shall be designed to complement the visual context of the natural habitat. Techniques such as architectural design, site design, the use of native landscaping and choice of colors and building materials shall be utilized in such manner that scenic views across or through the site are protected, and manmade facilities are 15. The drainage outfall for the site is Spring Creek or the channel along the railroad. In addition the 30 storm drain being impacted could possibly be used if it remains. 16. One of the items previously discussed was the possibility that the Spring Creek Map Revision approval had eliminated the need for the 30 inch storm sewer that is located under the proposed parking garage site. In order to know if that is a possibility the applicant's design team will need to review both the site drainage report (JVA) and the modeling performed by Baker Engineering and show by modeling that it is no longer needed. It is highly recommended that the applicant use a consultant that has experience in modeling. The staff recommended the consultant meet with City staff to discuss this in more detail to determine the scope of the work involved. This needs to be done prior to any submittal so that the applicant does not have any misconceptions on what route to take in the final design of the parking garage. The design team still needs to consider relocation of the storm sewer around the proposed building site as one of the options. 17. There are several easements that will need to be vacated and rededicated for this project. The applicant will need to evaluate whether to accomplish this with a replat or to do it with separate documents. 18. 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, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. 19. The design of this site must conform to the drainage basin design of the Spring Creek Basin Master Drainage Plan as well the Fort Collins Stormwater Manual. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, Ilynxwiler@poudre-fire.org 1. PARKING GARAGE 061FC 903.2.9: An automatic sprinkler system shall be provided throughout buildings classified as enclosed parking garages in accordance with IBC Section 406.4. There is no requirement to sprinkler it if the parking structure can be defined as an Open Parking Garage per IBC 406.3. 2. FIRE STANDPIPE SYSTEM 061FC Sections 905 and 913: 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. 3. FIRE ACCESS Fire access to the south side of the adjacent multifamily residential building shall be maintained. 4. PREMISE IDENTIFICATION 061FC Code 505.1: New shall be plainly identified. Address numbers shall be visible from the street obtained an easement, a Conditional Letter of Map Revision (CLOMR) must be approved by FEMA. 6. If an elevator is planned in the parking garage, the elevator and all its components must comply with the provisions of FEMA Technical Bulletin 4, "Elevator Installation." That technical bulletin can be found at http://www.fema.gov/media-library-data/20130726-1511-20490-5041/fema_tb_4_rev.pdf . 7. Any and all construction activities in the 100-year flood fringe ---the parking garage, sidewalk, curb & gutter, utility installation or relocation, landscaping, etc. ---must be preceded by an approved floodplain use permit, $25 fee, and approved plans. In addition to the floodplain use permit, any of those construction activities in the floodway must be preceded by a No -Rise Certification. The No -Rise Certification must be prepared by a professional engineer licensed in the State of Colorado. The permit and certification forms can be obtained at http://www.fcgov.com/utilities/what-we-do/sto rmwater/flooding/forms-documents. 8. 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. You can 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. 9. Please note that if any structure in a floodplain is physically connected to another structure outside the floodplain, then both structures will be considered to be in the floodplain, and will be subject to the flood insurance standards of the NFIP, and the City of Fort Collins Chapter 10 Floodplain Standards. I realize this is not proposed at this time, but the information is offered here for informational purposes, since it may affect future planning. 10. The Floodplain Administrator for the Spring Creek Basin is Brian Varrella; 970.416.2217, bvarrella@fcgov.com. Please contact Brian, or Mark Taylor; 970.416.2494, mtaylor@fcgov.com to schedule a meeting at your convenience. 11. 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. 12. A drainage report, 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 and the maintenance is handed over to an HOA or another maintenance organization. The erosion control report 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 orjschlam@fcgov.com. 13. There was no onsite detention requirement for the Choice Center project so a simple statement in the drainage report documenting it is sufficient. 14. The "buffer area" south of the existing parking lot also served as water quality treatment for the parking lot runoff. The proposed building would eliminate the 20 ft. infiltration area that was followed by the grass buffer both of which served as the only water quality treatment for the parking lot runoff. In addition, as of March of this year there is now an ordinance requiring Low Impact Development (LID) treatment for 50% of the runoff area and 25% of new parking and driveway area to be porous pavement. Parking garages do need maintenance which usually involves power washing. The design of the building will need to consider a way to capture and dispose of the wash water used in the cleaning process. 4. Related is the use of LEED certified (special) lighting for parking garages which can be difficult to illuminate. 5. Top level pole lighting should be placed away from the structures edges with sharp cutoff down directional fixtures. 6. Drive lane and parking stall depths/widths shall meet the LUC's parking standards contained in LUC 3.2.2. Department: Water -Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com 1. The existing sanitary sewer adjacent to this project is a 21-inch sewer in a north/south alignment at the east edge of the proposed parking structure. A 30-foot easement (15 feet each side of the sewer) must be maintained for this sewer line. If the sewer is moved to the east, Capstone will be required to obtain/purchase easements from the adjacent properties to fulfill this easement requirement. 2. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards 3. If water or sewer service is needed for this project, development fees and/or water rights will be due at building permit. Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com 1. This property is located in the FEMA-regulatory Spring Creek 100-year floodway and flood fringe, and must comply with the safety standards of Chapter 10 of City Code. A FEMA Flood Risk Map is attached. 2. A parking garage is considered an accessory structure, and as such is allowed in a FEMA 100-year floodway or flood fringe, as long as the lowest finished floor of the garage; and all duct work, heating, ventilation, elevator control systems, electric systems, etc. are elevated 6-inches above the Base Flood Elevation (BFE). This elevation is known as the Regulatory Flood Protection Elevation (RFPE). 3. In lieu of elevating the structure, the garage may be floodproofed up to the RFPE, if desired. If that option is chosen, all the requirements of Section 10-38 of City Code must be met. Floodproofing Guidelines as well as a FEMA Floodproofing Certificate (which will be required before construction begins, and again after construction is complete and prior to issuing a Certificate of Occupancy) can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. FEMA Technical Bulletin 3, "Non -Residential Floodproofing - Requirements and Certification" can be found at http://www.fema.gov/media-library-data/20130726-1511-20490-5294/job6.pdf. 4. A third option, rather than elevating or floodproofing, would be to vent the structure. If that option is chosen, all the requirements of Section 10-39 of City Code would have to be met. 5. In addition to the requirement to either elevate, floodproof, or vent the structure, development in the floodway will be allowed only if it can be certified by appropriate floodplain modeling techniques, that the building will cause no -change to the BFE, and no change to the floodway or flood fringe boundaries. This certification must be prepared by a Professional Engineer licensed in the State of Colorado. If the modeling shows that there is a change to the BFE or floodway or flood fringe boundaries, and the change will only be on the building owner's contiguous property or on property for which the owner has e&--,G lah go°ro vF ?,Cbewb -s City of - tifc,K,+cT x Fart Collins -«S, �.. f'�'�� � 30' ►; Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 (rti UUU � 970.224.6134134 -fax fcgov.com October 21, 2013 Walker May Capstone Development Partners, LLC 402 Office Park Drive, Suite G50 Birmingham, AL 35223 Re: Choice Center - Parking Garage Description of project: This is a request to construct a parking garage at the Choice Center / Summit on College located at 1653-1807 South College Avenue (Parcel #s 97231-15-001, 97231-15-002, 97231-15-003 &97231-15-004 97231-15-001). Two plan alternatives may be submitted with the goal to mitigate parking impacts. The site is located in the General Commercial (C-G) Zone District. The project is likely to be processed as a major amendment. 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, Ted Shepard, at 970-221-6343 ortshepard@fcgov.com. Comment Summary: Department: Zoning Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com 1. Without a true site plan it is difficult to see where the garage structure will lie other than 15' from the east property line. 2. While there are no requirements for providing a min. number of bicycle parking space consider ground level racks as well as "cages" to lock bikes within. While difficult to determine the actual number of bicyclist parking needs consider the LUC's "Shopping Center" classification of a ratio of 20% enclosed bicycle parking and 80% fixed rack. -'• 3. Consider some covered parking on the top level in the form of pitched "carports" opened at the sides 7 with solar collection panels atop roofs for use in generating electricity for self and others. Examine ,ate*` Rocky Mountain Innosphere's "carports" at 320 E. Vine as an excellent example.