HomeMy WebLinkAbout221 EAST MOUNTAIN AVENUE - BASIC DEVELOPMENT REVIEW - BDR180012 - SUBMITTAL DOCUMENTS - ROUND 4 - RESPONSE TO STAFF REVIEW COMMENTSRESPONSE: Note referring to parking within adjacent parking structures has been removed. The 1.8
parking space deficit is being mitigated by way of 11 additional on -street parking spaces
immediately adjacent to the project.
Comment Number: 2
08/21 /2018: Please remove the note on the site plan that references parking in the public parking structure.
RESPONSE: Note removed.
Department: Technical Services
Contact: Jeff County, 970-221-6588, (county@fcqov.com Topic: Construction Drawings
Comment Number: 7
08/16/2018: The Benchmark Statement has been updated but does not match the required format. Please
provide the following information for the Benchmark Statement in the EXACT format shown below.
PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION:
BENCHMARK # w/ DESCRIPTION ELEVATION:
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING
DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED (PRIOR CITY OF FORT COLLINS DATUM)
FOR THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANY
PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED (PRIOR CITY
OF FORT COLLINS DATUM) = NAVD88 - X.XX�,
RESPONSE: The benchmark description has been updated.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General
Comment Number: 1
04/30/2018: Irrigation plans are required no later than at the time of building permit. The irrigation plans
must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions
concerning irrigation requirements to Eric Olson, at 221-6704 oreolson@fcgov.com
RESPONSE: Noted. Irrigation plans will be provided at time of building permit.
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Comment Number: 5
08/20/2018: The drainage report needs to include the required volume calculation and provided volume.
The Utility Plans need to show how this drainage is connecting to the public drainage system.
06/19/2018: Please provide a design for the LID mitigation that is proposed for the rooftop. The required
WO volume and media cross-section need to be included in the drainage report as well as an explanation
of the technique being proposed. This will be used during the drainage certification process to ensure the
LID technique was built per design.
RESPONSE: The LID calculations have been updated and provided the volume of runoff treated by
the Green Roof system. The south portion of the roof drains to the curb along Mathews via a roof
drain pipe and concrete channel, the remaining roof will drain to the 12" storm pipe within the
below grade parking and ultimately to the existing inlet along Mountain.
Comment Number: 8
O8/20/2018: Please use the City's standard sidewalk chase detail. The detail can be modified to include a
smaller width opening.
RESPONSE: The design has been updated to provide only a concrete channel. The roof drain pipe
daylights at the edge of stairs to a concrete channel, directing runoff to the curb & gutter of
Mathews. The sidewalk chase did not cross a proposed walkway thus no cover/steel plate is
needed.
Department: Water -Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamargue@fcqov.com Topic: General
Comment Number: 9
08/20/2018: Please provide 5 feet of separation between all the water services in Mountain Avenue.
RESPONSE: The utility layout has been updated to provide 5' between the water services.
Department: Traffic Operation
Contact: Tim Tuttle, 970-221-6820, TTUTTLE@fcgov.com Topic: General
Comment Number: 3
08/20/2018: Signing and striping redlines still need to beaddressed.
RESPONSE: The signing and striping redlines have been addressed.
Department: Transportation Planning
Contact: Seth Lorson, 970-416-4320, slorson@fcqov.com Topic: General
Comment Number: 1
06/26/2018: PARKING SERVICES
Alternative compliance cannot be supported with parking permits within the public parking structures.
Currently, there are no available permits for purchase.
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egress path to the SW stairwell, unless otherwise fire separated.
> Stairwell separation distances may not be sufficient unless the exit pathway begins at the east side of the
storage units. > Recommend fire protected corridor begins at this location.
FIRST FLOOR:
> Plans will need to show continuity of the path of egress. 2-Hr stairwell on east side shall maintain 2-Hr fire
separation through the 1 st floor lobby areas.
> Exit to west side of building will need to show protection to the public way with hard surface, lighting,
panic hardware on gate, etc.
RESPONSE: Noted
Comment Number: 17
06/27/2018: ALTERNATIVE MEANS & METHODS
PFA and the project team continue to work offline to resolve code compliance for aerial apparatus access
via alternative methods. A written plan to meet the intent of the code via alternative means and methods
will need to be submitted to Fire Marshal, Bob Poncelow for review and approval prior to final plans
approval.
RESPONSE: Approval letter received
Comment Number: 18
08/20/2018: The provided documents state that the whole south alley will be fire lane, but their location is
not called out in the plans. This Fire lane should be shown on the Plat as an Emergency Access Easement
or dedicated by separate legal document.
RESPONSE: The south alley is a public right-of-way.
Comment Number: 19
08/20/2018: REQUIRED EGRESS FROM BASEMENT
As previously discussed egress from the S2 Basement garage is not permitted as shown through an S1
occupancy. Further discussion is invited.
RESPONSE: Noted
Comment Number: 22
08/20/2018: ANSWERS TO PROJECT TEAM QUESTIONS
1) The residential elevator is not required to stop at the 2ndfloor
2) Sprinkler requirement for mechanical penthouse on roof: Typically, a mechanical penthouse on the roof
is sprinklered when the building itself is required to be sprinklered. Please contact Assistant Fire Marshal,
Jerry Howell with any fire sprinkler related questions at970-416-2868.
RESPONSE: Noted
Comment Number: 23
08/21/2018: Fire Marshal Chief Poncelow has agreed to the request for modification to IFC Appendix D
Section D105.3 letter outlining Alternative Means and Methods letter dated 8-30-2018.
RESPONSE: Fire had agreed to modification
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, waamargue@fcqov.com Topic: General
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building.
Comment Number: 8
06/29/2018: Please provide a plan enlargement for the trash & recycling rooms on the upper floors that
include the following details: overall dimensions, entrance widths, label all proposed containers either
"trash" or "recycle" and include the capacity for each.
RESPONSE: Exhibit provided, see site plan
Department: Light and Power
Contact: Janet McTague, 970-224-6154, jmctague@fcgov.com Topic: General
Comment Number: 3
05/15/2018: There will be a significant outage during removal and replacement of the transformer in the
alley. We will need to coordinate with the garage and PFA to create a temporary transformer set-up during
installation of the underground vault and installation of the sub -grade transformer.
RESPONSE: Acknowledged
Comment Number: 4
05/15/2018: We will need a C-1 form to identify the size and voltage of the electric service. Normal
Capacity fees will apply.
RESPONSE: Acknowledged. Please confirm when the C-1 form is required, as part of the BDR or
prior to Building Permit.
Department: PFA
Contact: Andrew Rosen, 970-416-2599, arosen@fcgov.com Topic: General
Comment Number: 14
06/26/2018: SIGNAGE PLAN (SHEETC-004)
Detail of fire lane signage is provided on plans. It's currently unclear if or where such signage will be
required. Please provide further information.
RESPONSE: Please review Sheet 4 of 11 within the current plan set. The proposed fire lane signage
is along the public alley to the south.
Comment Number: 15
06/26/2018: SPV POWER SYSTEMS
In addition to previous comments regarding rooftop solar previously mentioned (IFC 605.11), such arrays
shall also conform with IFC 605.11.1.3 as it pertains to access, pathways, and smoke ventilation. It is
unclear if the current conceptual plan takes this into account. Details of code compliance to be submitted
with permit application.
RESPONSE: Acknowledged. Solar array is not part of current proposed plan.
Comment Number: 16
06/26/2018: REQUIRED EGRESS
> BASEMENT: Be advised that proposed location of storage units appears to be in conflict with required
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brick and block) to be used as the primary material for new construction. The applicant should be prepared
to demonstrate compliance with this portion of the code.
RESPONSE: The fiber -cement panels have been removed from the project. The primary materials
are brick and 'Arriscraft' stone. Arriscraft is a silica sand and limestone composite formed into
blocks of various sizes and finishes.
8/22/2018: As noted above, City staff and the LPC have noted some concern about the prominence and
quantity of the fibercement panels at the corner, going nearly to grade, and have asked for clarification of
the product quality and finishing/application details. Discussions with the applicant at the LPC meeting and
subsequently indicate that materials choices are still undergoing refinement, in response to but not entirely
dependent on this feedback. Staff expects to provide final analysis of compliance with this standard based
on the revised submittal pending.
RESPONSE: The fiber -cement panels have been removed from the project. The primary materials
are brick and 'Arriscraft' stone.
Comment Number: 6
05/15/2018: 3.4.7 (F)(4) calls for preservation and enhancement of existing visual and pedestrian between
the site and neighborhood focal points. In this Downtown context, focal points would be the Old Town
Historic District along Mathews and Library Park along Mathews. The applicant has satisfactorily addressed
the pedestrian connections.
RESPONSE: Noted
8/22/2018: Staff notes that conversations regarding the building's location at the eastern entry to the
historic core/Old Town District could be interpreted as relevant for this standard. From that perspective,
overall height mitigation and materiality improvements could also be noted as relevant for addressing this
standard.
RESPONSE: Noted
Comment Number: 10
08/22/2018: At the August 15 LPC meeting, the Commission continued the item and expects to discuss a
revised design on September 19 based on revised comments from the Planning Division and those
provided at the last LPC meeting.
RESPONSE: Noted
Department: Internal Services
Contact: Jonathon Nagel, , jnaclel@fcgov.com Topic: General
Comment Number: 6
05/16/2018: Please include narrative in the plan set describing the trash and recycling collection system;
how smaller bins will be located on upper floors for residents to use and that management will be
responsible for emptying them into the main dumpsters.
RESPONSE: Please see site plan for exhibit of trash / recycling accommodations within the
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relationship of the south elevation and southeast corner of the new construction with 133 E Mathews. Their
notes requested a stronger response to the height, width, defining architectural characteristics, and
materiality of that building. Staff notes that the applicant response to those requests is currently in process
and will benefit from further conceptual review with the LPC on the evening of May 16 at their regular
meeting.
8/22/2018: At the conclusion of the May LPC meeting and at the August meetings, the LPC tempered
primary emphasis on the southeast corner of the building and relationship to the Frozen Foods Building in
order to discuss overall design and material compatibility with the historic context. Discussion on
compliance with the code on these items, particularly height mitigation through articulation efforts and the
location and prominence of fibercement panels will continue at the September LPC meeting based on
revised designs.
RESPONSE: The materials at the southeast corner of the project are now proposed to be modular
brick. This is more relative to the masonry units used in the 133 E. Matthews building. The brick
color will be a light tan, also reflective of the light color scheme on the 133 E. Matthews building.
Previous adjustment to the use of glass block and smaller window patterns are still part of the
proposed design.
Comment Number: 3
05/15/2018: Historic Preservation staff have been in regular communication with the planners who have
been assigned to this BDR and our understanding is that the modification request regarding the 4th-story
stepback requirement is still in process and will require comment from our division as well as the LPC once
that is underway. The relevant code section, 3.4.7 (F)(1), calls for "similar" height, setback and width of new
structures with existing historic structures to the maximum extent feasible.
8/22/2018: In the week prior to the August LPC meeting, Planning staff shared new information regarding
stakeholder/public feedback about the proposed code changes that would eliminate the fourth story
stepback requirement in the historic core, noting that the requirement is likely to remain. As noted above,
this information was shared with LPC and the Commission felt that the fourth story could be retained
without a stepback if adjustments to the articulation and cladding of the primary facades would be
significant enough to mitigate the overall perception of the massing. Revisions with emphasis on this point
are expected for the September LPC meeting.
RESPONSE. The fiber -cement panels have been removed from the design. the primary materials at
the northeast corner will be modular brick and 'Arriscraft' stone.
Comment Number: 4
05/15/2018: Staff notes the recent addition of windows on the south elevation that reference the windows
on 133 Mathews as a positive contribution towards satisfying a portion of 3.4.7 (F)(2), which calls out using
horizontal elements and window patterns to create visual ties among buildings and maintaining the pattern
of primary building entrance facing the street to the maximum extentfeasible.
RESPONSE: The fenestration patterns remain as presented at the August LPC meeting.
Comment Number: 5
05/15/2018: Section 3.4.7 (F)(2) requires the dominant building material of the historic buildings (masonry -
RESPONSE: The existing utility easement to be vacated is shown on the Demolition Plan (Sheet 3
of 11 of the Utility Plan). The proposed utility easement on the Frozen Foods property to the south
and the proposed drainage, access, and utility easement on the Remington Parking Garage to the
west are shown throughout the Utility Plans.
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General
Comment Number: 9
08/20/2018: Please note on the plans that the steps are subject to an encroachment permit.
06/26/2018: It has been noticed with this current submittal that steps are being shown in right-of-way. Other
site design options should be explored to not introduce steps and maximize the pedestrian clear zone and
pathway in right-of-way. Steps and/or other encroachments if continued to be proposed would need to be
reviewed under a major encroachment permit.
RESPONSE: The need for the Major Encroachment Permit is acknowledged. We have a couple calls
into Steve Cicione to determine the permit requirements and timing (DA or prior to).
Department: Historic Preservation
Contact: Maren Bzdek, 970-221-6206, mbzdek@fcqov.com Topic: General
Comment Number: 1
05/15/2018: Conceptual review discussion with LPC in March established the area of adjacency as the
abutting Frozen Food Center at 133 Mathews, the McIntyre House at 137/143 Mathews, the Old Town
Historic District (more specifically, the two contributing buildings at 238-240 and 250 E Mountain), 300 E
Oak, 210 E Oak, 142 Remington, and 148 Remington. All of these buildings are designated landmarks or
are determined to be eligible for designation, which triggers the application of LUC Section 3.4.7 and the
requirements for compatibility with these historic structures. As noted in discussions to date, the most
sensitive building would be the abutting structure at 133 Mathews, but as it is difficult to address
meaningfully the applicant should focus on overall compatibility with the area of adjacency, with particular
emphasis on the primary elevations on Mountain and Mathews.
8/22/2018: The LPC amended the area of adjacency to include historic buildings on Mountain Avenue: the
commercial HC Howard and JL Hohnstein Blocks, the Avery Building, and the Armory, to better represent
the historic context along Mountain Avenue. As noted in the discussion at the meeting and subsequently,
these new additions to the area of adjacency do not alter the substance of the comments as provided by
staff and the LPC to date.
RESPONSE: The applicant feels the material palette, the general detailing, massing and fenestration
for the proposed project is compatible with the area of adjacency and the buildings being
considered significant.
Comment Number: 2
05/15/2018: Early LPC comments on compatibility with the area of adjacency, to date, focused on the
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floor elevation that must be maintained to allow for under building parking. Perimeter grades are
not consistent requiring grade accommodation on the north and east ROWS. Options with stem
walls and ramps were considered however these options have been eliminated due to site and
utility constraints. Eliminating the steps and landscape area will result in pavement cross slopes in
excess of what is allowed by ADA along Mathews, the existing traffic%Iectrical irrigation controls
and equipment limits potential grade adjustments along Mathews. Proposed walkways, and steps
as shown allow accessibility without excessive slopes (<2% cross slopes and <5 % longitudinal
slopes) without steps, slopes in excess of 8 % - 17% are unavoidable. We have updated the design
to reduce the length of stairs at the NE corner of the site along Mathews.
Comment Number: 7
08/21/2018: Building architecture: understood that further refinement is ongoing.
RESPONSE: Discussions have been ongoing and outstanding issues have been resolved. See
updated building architecture exhibits.
Comment Number: 8
08/21 /2018: Parking: An Alternative Compliance or Modification request needs updating with the
confirmation that leased spaces in the public garage are not an option.
RESPONSE: It is understood that parking garage leasing is not an option. The current plan
provides 1.8 spaces fewer parking spaces than are required by code. Reduction in curb cuts in both
Mathews and Mountain has afforded the site with 11 additional on street parking spaces
immediately adjacent to the project which will benefit the project and adjacent properties as well or
better than on -site parking would at a greater distance from the first floor entries.
Department: Engineering Development Review
Contact: Katie Andrews, 970-221-6501, kandrews@fcqov.com Topic: General
Comment Number: 7
08/20/2018: Is there an existing utility easement in the DDA alley on the west side of the property? If not
please obtain an easement in this location and provide the reception number on the plans. Engineering
cannot resolve this comment and approve plans until the easements with reception numbers are shown on
the plans.
06/22/2018: 1 cannot find the easement on the demolition, horizontal control, or utility plans, please make
the label more obvious if I am missing it. We will need to see the recording number for the offsite easement
shown on the final plans prior to approval.
05/14/2018: Please show existing and proposed utility easements on the site and utility plans - is there an
existing easement or an intent to grant an easement in the private DDA alley? No hearing so no letter of
intent needed - we will need the reception number for the dedicated offsite easement shown on the plans
before final plan approval.
Fort Collins
Community Development
and Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134 - fax
fcgov. com/developmentreview
August 24, 2018
Jason Messaros
BHA Design, Inc. 1603 Oakridge Dr
Fort Collins, CO 80525
RE: 221 East Mountain Avenue, BDR180012, Round Number 3
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, Clark Mapes, at 970-221-6225
or cmapes@fcgov.com.
Comment Summary:
Department: Planning Services
Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: General
Comment Number: 4
05/15/2018: For clarification: the interrelated functions of bike parking, parking ramp, elevator, and ground
floor hallways.
RESPONSE: Bike parking is provided on the garage level which will be accessed via the alley by
way of the ramp and or stairs if desired. Alternatively interior hallways provide access to the
elevator from the north, east and south building entry points which can be used to access the
garage level bike parking. The ground floor lobby entry from the east and the lobby entering from
the west, will be 10' wide (min.) leading to a private elevator to the parking garage. The ramp access
will be used by tenants with access devices for private access control.
Comment Number: 5
05/15/2018: For clarification: sidewalk details and long-term maintenance.
RESPONSE: See step detail included in site plan drawings.
Comment Number: 6
08/21 /2018: Sidewalk steps - review at the meeting: what alternatives were considered?
RESPONSE: Alternates have been reviewed and discussed. The building has a consistent finish