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HomeMy WebLinkAboutPENNY FLATS, LOT 1B, FIRST REPLAT - MAJOR AMEND. - MJA110002 - SUBMITTAL DOCUMENTS - ROUND 1 -Page 1 of 11 March 30, 2011 Mr. Ted Shepard City Planner City of Fort Collins 281 North College Avenue P.O. Box 580 Fort Collins CO 80522-0580 Re: Lot 1B, Penny Flats Subdivision, First Replat - Conceptual Review Response Letter Dear Ted: We are providing this letter in response to your letter dated November 22, 2010 to Kevin Brinkman, Developer Representative. Enclosed you will find we have provided a response to each of the agency provided comments provided in the Conceptual Review. Sincerely, Jim Bothwell, AIA, LEED® AP Bothwell Davis George Architects, Inc. Page 2 of 11 ZONING 1. The site is zoned, D - Downtown (Civic Center) Zone District and the use is permitted subject to a Planning and Zoning Board (Type II) review and hearing Response: We understand the Type II review and hearing was incorrectly noted in the comments and the subject site will be considered under a Type I hearing. See attached email from Ted Shepard. 2. Please provide new elevations noting building materials and colors Response: The requested elevations have been provided in the accompanying Major Amendment submittal, refer to sheets SA4 and SA5. 3. Submit detailed new site and landscape plans. Please detail how you will handle trash, expand the recycleable area. Response: The Major Amendment submittal includes the requested site plan. The requested Major Amendment does not modify the previously approved landscape plan beyond the footprint of the proposed building. Trash and Recycling container locations will be accommodated in the area established in the existing building 5 trash and recycling container locations through an agreement with that property owner. The area provided will be adequate for additional containers and additional pickups will be arranged as demand requires. 4. Please reference letter from Ted Shepard directed to Kevin. Response: The letter from Ted Shepard is referenced above 5. Please detail how you will handle trash, expand the recycleable area. IN terms of recycling please visit http://www.fcgov.com/recycling/ for guidelines on recycling and contact Suzie Gordon with Natural Areas for additional details. Response: As noted in item 3 above, the recycling area on site in Penny Flats building 5 will be shared with the proposed development. Suzie Gordon was contacted and it was noted that shared recycling facilities will be acceptable. Page 3 of 11 WATER-WASTEWATER ENGINEERING 1. Phase 1 of this project included the installation of the water main which will provide service to Bldg 4. Field investigation will be needed to determine if water services were installed. Response: The plumbing design engineer has confirmed installation of water services. 2. The original utility plans showed a 1-inch commercial water services and a 1.5-inch residential water services to Bldg 4. If any of these services is not used, the service(s) must be abandoned at the main. Response: Commercial use is no longer planned for this phase of the development, however, the commercial service may be used to serve the future buildings and therefore would not require abandonment. We would like to research this with Roger Buffington and determine if the commercial service can remain in place. 3. Sewer service for Bldg. 4 was to extend through the underground parking area. Response: Sewer service to Building 4 is confirmed to extend through the underground parking area, connecting to service in Mason St. 4. Development fees and water rights will be due at building permit Response: Water rights for phase 1 were satisfied as part of the initial permit and therefore no additional water rights are required. It is noted that development fees will be due at building permit. STORMWATER ENGINEERING 1. This proposal appears to be consistent with the overall approved drainage and grading plan. A letter of compliance is all that is needed or it acan be mentioned in the projects objectives required by the Planning Department. Response: The proposed amendment does not markedly alter the previously approved plans and the lot 1B (Building 4) development will comply with the overall approved drainage and grading plan. 2. In accordance with the development agreement there is a fee due in lieu of providing onsite water quality treatment. This is due with the building permit. Page 4 of 11 Response: Water quality mitigation fees for phase 1 were satisfied as part of the initial permit and therefore no additional water quality mitigation fees are required. 3. The Design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan as well as the City's Design Criteria and Construction Standards. Response: The proposed amendment does not alter the previously approved plans and the lot 1B (Building 4) development will comply with the stated plans and standards. 4. The city wide development fee (PIF) is $6,313/acre ($.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/builders-fees.php or contact Jean Pakech at 221-6375 for questions on fees. Response: Noted PARK PLANNING 1. No Comments Response: Noted HISTORICAL PRESERVATION 1. Must comply with section 3.4.7(F) of the Fort Collins Land Use Code and should be designed to respect the historic character of the site and any historic properties in the surrounding neighborhood. Response: The proposed amendment revises the previously approved 6 story structure to a 4 story structure while maintaining materials similar to those previously approved. Street facing entries in a lower story that is expressed similar to commercial storefronts found elsewhere in the Downtown Zone District reinforces the historic character of the surrounding area. The Mason St. façade is predominantly brick masonry with "punched" openings in the upper stories for placement of vertically oriented window units. A horizontal cornice divides the upper story from the levels below and is emphasized with a material change and slight upper story stepback to de-emphasize the building massing. Page 5 of 11 2. To the maximum extent feasible, the height, setback and/or width of new structures shall be similar to those of existing historic structures on any block face on which the new structure is located and on any portion of a block face across a local or collector street from the block face on which the new building is located unless, in the judgment of the decision maker, such historic structures would not be negatively impacted with respect to their historic exterior integrity and significance by reason of the new structure being constructed at a dissimilar height, setback and/or width. Where building setback cannot be maintained, elements such as walls, columns, hedges, or other screens shall be used to define the edge of the site and maintain alignment. Taller structures or portions of structures shall be located interior to the site. Structures at the ends of blocks shall be of a similar height to structures in the adjoining blocks. Response: The proposed amendment does not alter the previously approved site setbacks or width of new structure. The proposed amendment reduces the height limit from the previously approved 6 stories to 4 stories, reducing the impact of building height. 3. New structures shall be designed to be in character with such existing historic structures. Horizontal elements, such as cornices, windows, moldings and sign bands, shall be aligned with those of such existing historic structures to strengthen the visual ties among buildings. Window patterns of such existing structures (size, height, number) shall be repeated in new construction, and the pattern of the primary building entrance facing the street shall be maintained to the maximum extent feasible. Response: The subject site is not immediately adjacent to historic structures from which to align horizontal elements, however care was taken to consider such elements in the design and their relation to the adjacent Phase 1A (Building 5) Structure. The proposed amendment illustrates a building design that considers a strong lower story base with pedestrian scaled, street facing entry elements and fenestration. Three stories of brick masonry address the Mason Street façade with appropriate materials A horizontal cornice divides the upper story from the levels below and is emphasized with a material change and slight upper story stepback to de-emphasize the building massing. Page 6 of 11 FIRE AUTHORITY 1. WATER SUPPLY 2. REQUIRED ACCESS 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 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: (not noted here for brevity) Response: The proposed amendment does not alter the previously approved and constructed Emergency Access Easement, which is noted in the approved plat and provides a 30' wide, flat, hard, all weather surface of concrete fire apparatus access, with required turning radii, to the South and West faces of the proposed building. Fire apparatus access is provided to the East face of the building via Mason St. This spine was completed with the Phase 1A (Building 5) infrastructure construction. 3. FIRE SPRINKLERS Fire sprinklers are required for this structure and the following requirements must be met: FIRE LINE Buildings that are required to be fire sprinklered shall have a minimum 6-inch fire line unless hydraulic calculations can support a smaller fire line. FIRE DEPARTMENT CONNECTION Fire department connections shall be installed remote from the buildings, 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 KEY BOXES Poudre Fire Authority requires a key box ("Knox Box") to be mounted in approved location(s) 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. Page 7 of 11 Response: The building will be provided with required fire sprinklers and associated fire line and fire department connection. A knox box will be provided near the main entry lobby, mounted in a Poudre Valley Fire Authority approved location at the required mounting height. 4. FIRE STANDPIPE SYSTEMS Structures four or more stories in height and parking structures are required to be equipped with an approved fire standpipe system capable of supplying at minimum of 100 psi to the top habitable floor: a fire pump may be required to achieve the minimum pressure. PLEASE NOTE: The fire pump already has been built and is operational. Response: Noted 5. ADDRESS NUMERALS Address numerals shall be visible from the street fronting the property, and posted with a minimum six-inch high numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable). If the numerals are mounted on a side of the building other than the side off of which it is addressed, the street name is required to be posted along with the numerals. PLEASE NOTE: This building has been assigned the address 311 N. Mason St. Please continue to use the same style of numerals as is currently posted on the existing building (204 Maple St.). Response: Building address numerals consistent with the style of that on 204 Maple St. will be provided on the Mason St. façade near the main entry lobby. 6. HIGH-RISE BUILDINGS Buildings with a floor used for human occupancy located more than 75 feet above the lowest level of fire department vehicle access shall be provided with an automatic fire alarm system and emergency voice/alarm communication system; fire department communication system; stairwell pressurization; emergency/standby power; and fire command center. Response: The proposed building is now 4 stories tall and under 75 feet in height, allowing the building to not be subject to high-rise requirements. ENGINEERING DEVELOPMENT REVIEW 1. 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. Response: Noted Page 8 of 11 2. Transportation Development Review Fee (TDRF) is due at the time off submittal. For additional information on these fees, please see http://www.fcgov.com/engineering/dev-review.php Response: Noted 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. With the completion of sidewalk along Mason abutting the proposal, the applicant would need to remove the existing temporary asphalt curb in between the parking lane and bike lane along Mason St. Response: Noted. The proposed amendment does not alter the previously approved curb, sidewalk and limited right of way improvements and these elements associated with Phase 1B (Building 4) will be completed with the new construction. 4. Please contact Joe Olson and Transportation Planning to schedule a scoping meeting and determine if a traffic study update is needed for this project. Response: Transportation and Planning has been contacted and it was confirmed a traffic study update will not be needed for this project. See attached email from Ward Stanford. 5. All public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS) Response: The proposed amendment does not alter the previously approved public improvements and these elements will be built in accordance with applicable standards. 6. Revisions to the construction plans will be needed for this project. Building footprint changes as well as the "subphasing" of Phase 1 requires this. Response: Revised Construction Plans will be provided for the first story conditions that modify the building footprint. 7. An amendment to the original development agreement may be required with this project. Response: Noted Page 9 of 11 8. A Development Construction Permit (DCP) or excavation permit may need to be obtained prior to starting any work on site. This would be required for the remaining public infrastructure not built by Coburn abutting the proposal Response: Noted. 9. The applicant should contact Randy Hensley, the City's Parking Services Manager should the applicant wish to pursue 2 hour parking for the parallel parking along Mason Street. The cost of signage/striping for implementing any 2 hour parking would be solely at the applicant's cost. Response: Noted. 10. There may be concerns from the City Real Estate side (as original land owner) in terms of wanting to ensure that the remaining portion of the pedestrian walkway spine is built for Phase 1. Whether this would have bearing on this submittal has yet to be analyzed and discussed from the City Real Estate side. Response: The remaining portion of the pedestrian walkway spine is to be completed with phase 1C (Bldg. 3) by others. Construction associated with phase 1B (Bldg. 4) does not include any improvements to the pedestrian walkway spine. ELECTRIC ENGINEERING 1. There is an existing electric duct line running North and South in the alley. This duct line will need to be spliced into and a new padmount transformer will need to be set to feed this site. Response: The previously approved plan is not changed with the proposed amendment and a padmount transformer will be located in the previously approved location adjacent to the pedestrian spine. 2. Any relocation or modification to the existing electric facilities will be at the owners expense. Response: Noted 3. Owner will need to submit a C-1 form and One-line diagram to Light & Power Engineering showing electrical needs. Response: Noted Page 10 of 11 4. Owner will need to coordinate a padmount transformer location within 10' of a paved surface with Light & Power engineering. Response: As noted in item 1 above, the previously approved plan is not changed with the proposed amendment and a padmount transformer will be located in the previously approved location adjacent to the pedestrian spine, adjacent to paved surface. 5. Owner will be responsible for Electric Capacity Fees, Building Site charges and system modification charges where applicable. Response: Noted CURRENT PLANNING 1. Erica Keaton is the liaison to BNSF. Her contact information is 970-221- 6605 Response: Noted 2. The proposed development project is subject to a Type 2 (Planning and Zoning Board) review and public Hearing. Response: Upon subsequent clarification, it is understood this development project will be subject to a Type 1 review and will not require neighborhood information meeting prior to submittal of the proposal. As the proposal seeks to reduce building height and massing and reduce the external effects of the site, the applicant did not pursue neighborhood meetings. 3. Please see the development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. Response: Noted, and the development team has utilized the resource in this submittal effort. 4. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. Response: Noted, and the development team has utilized the resource in this submittal effort. Page 11 of 11 5. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see section 2.8.2 pf the LUC for more information on criteria to apply for a Modification of Standard. Response: The developer does not anticipate a need to request a Modification of Standard Request for the proposed development. 6. Please see Submittal Requirements and Checklist at: http://www.fcgov.com/currentplanning/submittals.php. Response: Noted, while the requirements were not found at this address the development team has utilized the online resource in this submittal effort. 7. The request will be subject to the Development Review Fee Schedule that is available in the Community Development and Neighborhood Services office. The fees are due at the time of submittal of the required documents for the appropriate development review process by City staff and affected outside reviewing agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal. Response: All applicable fees will be provided at time of submittal. 8. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Response: Noted.