HomeMy WebLinkAboutREMINGTON ROW (FORMERLY REMINGTON ANNEX) - FDP - FDP130017 - SUBMITTAL DOCUMENTS - ROUND 1 -Strength in design. Strength in partnership. Strength in community.
401 W. Mountain Ave, Suite 100 Fort Collins, CO 80521 tel. 970.224.1191 fax 970.224.1662 www.theartofconstruction.com
May 15th
, 2013
City of Fort Collins
Community Development & Neighborhood Services
281 North College Ave.
P.O. Box 580
Fort Collins, CO 80522
Attention: Courtney Levingston
RE: Remington Row, PDP110017, Round Number 2
Please see the following please responses from the design team to comments from City staff and outside reviewing
agencies for our submittal of the above referenced project
Comment Summary:
Department: Current Planning
Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com
Topic: General
Comment Number: 3 Comment Originated: 12/31/2012
02/06/2013: Staff has questions regarding how the shadow study is
depicted. The shadow study may need to be revised and resubmitted prior to
hearing.
The shadow study has been revised to use a different format and is
included on PDP-5.
12/31/2012: Please provide a shading exhibit as outlined in Section 3.2.3(D)
with the resubmittal. This should show the shadow cast from a 25 foot wall on
November 21st, December 21 and Feb 21st at 9 am and 3 pm and then
showing the shadow cast on to the adjacent properties by the proposed
project as to verify compliance.
Comment Number: 4 Comment Originated: 02/06/2013
02/06/2013: On Sheet PDP2 under general site notes, note number 2 should
say a Type 2 review, not a type 1. Please correct.
Corrected.
401 W. Mountain Ave, Suite 100 Fort Collins, CO 80521 tel. 970.224.1191 fax 970.224.1662 www.theartofconstruction.com
Topic: Landscape Plans
Comment Number: 2 Comment Originated: 12/31/2012
02/06/2013: The parking lot perimeter planters will probably need to be drip irrigated.
Noted, to be design-build by contractor
12/31/2012: An irrigation plan is required prior to recording final plans (Section
3.2.2(M)(3)). Please contact Eric Olson at eolson@fcgov.com if there are any
specific technical questions.
Department: Current Planning
Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com
Topic: Landscape Plans
Comment Number: 3 Comment Originated: 02/06/2013
02/06/2013: The code requires foundation plantings at least 5 feet wide along at
least 50% of high-usage building exteriors. This would apply to the west of the
building, where rock mulch is proposed. (Section 3.2.1(E)(2)(d))
At time of final we will need to see more detail regarding the shrub beds in
terms of plant species and quantity.
Shrub location, species and quantity have been detailed for Final
Submittal. The area west of the building features trellis structures with
vines, along with ornamental grasses. See elevations for more detail.
Comment Number: 4 Comment Originated: 02/06/2013
02/06/2013: The parking lot perimeter planters look great! I am excited about
how these can really boost the appearance of the alley. Feel free to get creative
and think outside of the box with the plant species selection. Overall, I am excited
about progress of this development.
Acknowledged, thanks!
Comment Number: 5 Comment Originated: 03/06/2013
03/06/2013: LUC 4.9(E)(4) mandates a maximum of 40% inorganic material
(gravel, sidewalk, paving, rock mulch, ect). The front yard on PDP-2 is called out
as 3,207 sq. feet. the paving plus the cobbles equals 1,374 sq feet. or about 91
square feet over standard. Please address at time of final.
The landscape plans now show more detail of plant material located in
cobble and shredded cedar mulches. Also, some of the sidewalks have
been removed and replaced with landscape. Overall, there is approx 2,815 sf
(83%) of landscape area and 560 sf (17%) of sidewalks in the front yard now.
401 W. Mountain Ave, Suite 100 Fort Collins, CO 80521 tel. 970.224.1191 fax 970.224.1662 www.theartofconstruction.com
Topic: Site Plan
Comment Number: 1 Comment Originated: 12/22/2011
12/31/2012: At time of final, please provide bike rack detail.
A bike rack detail has been referenced on PDP-2 and is depicted on sheet PDP-4
12/22/2011: Please call out on your site plan the required bike parking per LUC
3.2.2(C)(4). The bicycle parking should be conveniently located near building
entrances and need to be at least two (2) feet in width and five and one-half (5½)
feet in length, with additional back-out or maneuvering space of at least five (5)
feet.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: Construction Drawings
Comment Number: 5 Comment Originated: 01/04/2012
02/06/2013: Acknowledged response in the comment letter. We may need to
coordinate with Strormwater on the potential impacts from this additional flow to
the drainage system (although per the geotech report, groundwater was found at
23 feet deep below existing grade, which would seem to indicate that consistent
groundwater flows impacting the drainage system is not likely).
Noted, thank you.
01/09/2013: With the understanding that the parking garage is no longer part of
the project, might there be basements proposed with the project that would
bring up the potential of a perimeter drain system around the foundation?
01/04/2012: Please provide information regarding what dewatering measures, if any, are intended
for the project for the below ground structure. If a perimeter drain system around the foundation is
proposed, indicate the location on the construction drawings and ensure that such a system is
located outside of right-of-way and any utility easement. How would such a system release water,
would there be eventual backlighting of flows out to the street either from a sump pump/pit or
direct discharge? Show the location of any sump pit on the construction drawings to ascertain how
and where any discharging of flows to the surface would drain. Ideally, flows would pass through
the water quality/quantity ponds rather than directly discharge.
Comment Number: 15 Comment Originated: 02/06/2013
02/06/2013: Please correct the reference to October 1, 2002 for the LCUASS General Notes to
April 1, 2007 and verify that the notes are the updated 2007 version.
Comment Number: 16 Comment Originated: 02/06/2013
02/06/2013: Please correct the direction of the arrow for the typical cross section on STA
13+67.53 to 14+58.00 on Sheet RD01.
Corrected
401 W. Mountain Ave, Suite 100 Fort Collins, CO 80521 tel. 970.224.1191 fax 970.224.1662 www.theartofconstruction.com
Topic: General
Comment Number: 1 Comment Originated: 01/04/2012
02/06/2013: It appears that confirmation on any easement is only needed from
Century Link. Carried over for reference.
We met with Bill Johnson from Century Link on 2/21/2013. They are fine
with the 5’ utility easement. Their overhead line runs on the other side of
the alley and they will only need an 8”x8” pedestal in this easement.
01/09/2013: Not anticipating any concerns with the addressing of this comment.
The response however indicated that the variance has been revised to reflect
subsequent discussions with utilities -- was an updated variance request
submitted? I did not see this with the submittal.
01/04/2012: The engineering variance request for the elimination of the utility
easement (8') along the alley and utility easement (15') along Remington Street is
considered pending thus far. The utility coordination meeting for the project held
just prior to the PDP submittal seemed to indicate that City utilities (water/sewer,
stormwater, light and power) did not appear to have an objection to the utility
easement elimination for both the alley and Remington Street. However with
external utility providers (Comcast/Xfinity, Qwest/Century Link, and Xcel) not
present, final determination hasn't been verified at this time.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: Construction Drawings
Comment Number: 5
02/06/2013: Carried over for reference, as it appears Century Link and the
engineer just need to meet.
We met with Bill Johnson from Century Link on 2/21/2013. He indicated that
Century Link will be undergrounding overhead telephone lines with this
project. A 4” PVC conduit for their line is shown on the utility plan.
01/09/2013: Understanding that this may still be an open ended item. If
communication has not been made with Century Link, I can look to contact them as
well.
01/04/2012: Per the requirements in Section 3.3.2(D)(7), please ensure to
coordinate the undergrounding of the existing Qwest/Century Link overhead line
with the development. Absent of this, the developer must provide conduit to provide
for the future undergrounding of the Qwest/Century Link overhead line. Verification
on whether undergrounding is to occur with the
project, or conduit is provided needs to occur prior to a hearing.
401 W. Mountain Ave, Suite 100 Fort Collins, CO 80521 tel. 970.224.1191 fax 970.224.1662 www.theartofconstruction.com
Department: Forestry
Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com
Topic: Landscape Plans
Comment Number: 11 Comment Originated: 03/07/2013
03/07/2013: Preserved tree #4 (oak) looks to be located in front of 701
Remington and not within the bounds of the PDP. Why was this tree included
on the tree mitigation plans?
This was a tree that was inventoried on the walkthrough with the City
Forester in case it was shown to be affected by the close proximity of
our project.
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 01/06/2012
01/06/2012: : The large spruce tree shown to be retained on the NE part of the
site is very close to the walls of the building. Construction this close to the tree
could cause significant damage to the roots and crown. From the landscape plan
it appears the wall is 7 feet from the outer bark of the tree. The applicant should
contact the City Forester for an on site meeting to review and discuss construction
impact to the tree and design options. Additional tree protection notes may be
required that would be developed after the on site meeting.
Comment Number: 2 Comment Originated: 01/06/2012
01/06/2012: Add this landscape note.
"Tree removal shall be performed by a Fort Collins Licensed arborist as required by code".
Comment Number: 3 Comment Originated: 01/06/2012
01/06/2012: These are the mitigation numbers for the following existing trees.
Number16-1
Number 19-1
Number 23-1
Number 24-3
Comment Number: 4 Comment Originated: 01/06/2012
01/06/2012: Replace landscape note number 11 with the current code
requirement for soil improvement.
401 W. Mountain Ave, Suite 100 Fort Collins, CO 80521 tel. 970.224.1191 fax 970.224.1662 www.theartofconstruction.com
Department: Internal Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: General
Comment Number: 1
12/31/2012: Building code still requires a sprinkler. Bedroom Egress windows required below
4th floor regardless of fire-sprinkler.
12/21/2011: Building code will require a NFPA 13 fire sprinkler system.
Comment Number: 6 Comment Originated: 12/31/2012
12/31/2012: New buildings less than 20 feet from another building must
provide fire-rated exterior walls/openings.
Comment Number: 7 Comment Originated: 12/31/2012
12/31/2012: IBC Chapter 11 and State Statute CRS 9-5 requires the project
to provide accessible units
Comment Number: 8 Comment Originated: 12/31/2012
12/31/2012: New Green Code Requires:
-Upgraded insulation for buildings using electric heat or cooling.
Low-flow watersense plumbing fixtures (toilet, faucets, shower heads) are required
- Low VOC interior finishes.
Please see green code compliance guide for additional requirements.
Department: Light And Power
Contact: Doug Martine, 970-224-6152, dmartine@fcgov.com
Topic: General
Comment Number: 5 Comment Originated: 01/28/2013
01/28/2013: The developer will need to coordinate electric meter locations and
Light & Power charges with Light & Power Engineering (970)221-6700.
Noted
401 W. Mountain Ave, Suite 100 Fort Collins, CO 80521 tel. 970.224.1191 fax 970.224.1662 www.theartofconstruction.com
Department: Outside Agencies
Contact: Don Kapperman
Topic: Easements
Comment Number: 1 Comment Originated: 12/29/2011
12/29/2011: Comcast will require a 6' utility easement in alley. Additionally, 5'
easement is needed to feed 121 East Laurel Street and any relocation is at
owners expense
Don Kapperman has indicated that a 5’ utility easement adjacent to the
alley is sufficient instead of a 6’ easement. The plans and plat show the
5’ easement adjacent to the alley and the 5’ easement for the service to
121 East Laurel Street.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 07 Comment Originated: 01/10/2013
01/10/2013: A NFPS 13R fire sprinkler system shall be provided for all three of the
proposed buildings.
02/06/2013: Per the IBC, the fire sprinkler requirement at 711 Remington may be
offset by appropriate fire separation between the buildings. Contact Russ Hovland
for building code requirements pertaining to this issue.
Discussions with Russ Hovland have determined that there are a couple
design approaches that could allow for the existing structure at 711
Remington to be unsprinklered and a few others that would require a
sprinkler system. During the building permit process, construction
budgeting exercises and future discussions with Russ Hovland we will
determine if the sprinklers are indeed required. For now, the Development
Plan will make provisions for sprinklering the existing structure at
711Remington.
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 01/03/2012
02/05/2013: Reminder for Final
Additional details have been shown on the plans.
01/03/2012: At final the details of the detention pond design can be discussed
including the freeboard, orifice and emergency spillway designs, etc.
401 W. Mountain Ave, Suite 100 Fort Collins, CO 80521 tel. 970.224.1191 fax 970.224.1662 www.theartofconstruction.com
Comment Number: 3 Comment Originated: 01/08/2013
02/05/2013: Reminder for final
This information has been included on the plans and the report.
01/08/2013: The freeboard for the ponds should be measured from the top of the
water surface elevation in the spill condition. This may be close to the F.F. elevation
of the buildings.
Comment Number: 6 Comment Originated: 01/11/2013
02/05/2013:Reminder for final
This information has been included on the plans and the report.
01/11/2013: A drainage easement is required for the limits of the detention and
water quality areas.
Comment Number: 7 Comment Originated: 02/05/2013
02/05/2013: The landscape design and the design of the front yard water quality
ponds require coordination to ensure all goals are being met. The water quality
ponds require certain ground coverings for operation and maintenance.
We are proposing 3"-5" cobble over the rain garden media to minimize the amount of mowing
and maintenance required with grass.
Comment Number: 8 Comment Originated: 02/05/2013
02/05/2013: Stormwater is ready for a hearing.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
Comment Number: 28 Comment Originated: 01/08/2013
02/04/2013: There is a new line over text issue on sheet PDP3.
The line over text issues on PDP-3 have been corrected
01/08/2013: There are line over text issues on sheet PDP-3 & PDP-4. Please
mask all text in the hatching on sheet PDP-4.
Comment Number: 34 Comment Originated: 02/04/2013
02/04/2013: There was no sheet PDP5 included in our review set.
An additional copy of PDP-5 “SHADING EXHIBIT” will be included with this submittal.
401 W. Mountain Ave, Suite 100 Fort Collins, CO 80521 tel. 970.224.1191 fax 970.224.1662 www.theartofconstruction.com
Topic: Construction Drawings
Comment Number: 17 Comment Originated: 01/03/2012
02/05/2013: There are still line over text issues on sheets EX01 & GR01.
Revised as requested
01/08/2013: There are still line over text issues on sheets EX01, GR01 & RD01.
01/03/2012: There are line over text issues on sheets 6 & 7.
Comment Number: 36 Comment Originated: 02/05/2013
02/05/2013: Please show the drainage easement lines along Remington Street on sheet DR01.
Revised as requested
Comment Number: 37 Comment Originated: 02/05/2013
02/05/2013: There is cut off text on sheet GR01.
Revised as requested
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Lighting Plan
Comment Number: 35 Comment Originated: 02/04/2013
02/04/2013: There was no sheet PM1 included in our review set.
An additional copy of PM1 “SITE LIGHTING PHOTOMETRIC PLAN” will be included with
this submittal.
Comment Number: 38 Comment Originated: 02/05/2013
02/05/2013: If Lighting Plans are being filed with this project, the detail &
specification sheets provided should be shown on a 24"x36" plan sheet.
Updated photometric plans have been included with this submittal
Topic: Plat
Comment Number: 1 Comment Originated: 01/03/2012
02/04/2013: The boundary & legal description close.
Noted, thank you.
01/08/2013: The boundary & legal description close.
01/03/2012: The boundary & legal close.
401 W. Mountain Ave, Suite 100 Fort Collins, CO 80521 tel. 970.224.1191 fax 970.224.1662 www.theartofconstruction.com
Topic: Site Plan
Comment Number: 33 Comment Originated: 02/04/2013
02/04/2013: There are misspelled words (existing) on sheet PDP2. See redlines.
The drawing set has been spell-checked the errors corrected.
Department: Traffic Operation
Contact: Ward Stanford, 970-221-6820, wstanford@fcgov.com
Topic: General
Comment Number: 3 Comment Originated: 01/08/2013
01/08/2013: Site has been redesigned to a lower number of units. No issues with
the changes or the reduced expected traffic volumes. TIS for the previously
higher density proposal is acceptable for this redesign.
Noted, thank you.
Department: Water Conservation
Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 02/08/2013
02/08/2013: Per 3.2.1(J) this project is responsible for the permanent, automatic
irrigation of all plan material, including installing irrigation in the parkway strip.
Irrigation will be design-build by the contractor, including the parkway strip.
Department: Water-Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
Topic: General
Comment Number: 10 Comment Originated: 02/05/2013
02/05/2013: No comments.
401 W. Mountain Ave, Suite 100 Fort Collins, CO 80521 tel. 970.224.1191 fax 970.224.1662 www.theartofconstruction.com
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
Topic: General
Comment Number: 7
2/28/2012: See note #22 Below
12/27/2011: 4.9(D)(6)(d) 5ft side setback required if wall height is 18ft. If greater then 18ft
there is an additional foot setback for every 2ft or fraction thereof in height. Wall heights on
both sides exceed 18ft. The building wall height is approximately 33ft on each side both the
north and south therefore the building should be setback 13ft from each side property line.
The side setback is based on the vertical wall height . An eave does not serve to reduce the
height of the wall. The setback modification request is based on eave height, rather than
the wall height, and therefore the request is not accurate.
Comment Number: 15 Comment Originated: 12/27/2011
12/28/2012: See note # 23 below
12/27/2011: 3.2.2(L)(1) Table A Two-way drive aisle width is 24ft, One-way drive aisle
width is 20ft required. The drive aisles are 20ft in width which is inadequate for the two-
way.
Comment Number: 22 Comment Originated: 12/28/2012
02/05/2013: On the illustration of Wall Plane A1 the required setback states 5’2”. Can you
revise it to the required 6’ and then send back the revision in a PDF
The footprint of the building has been revised to better comply with the building
code and increase constructability. The format of this illustration has been altered
to comply with Staff recommendations.
12/28/2012: LUC 4.9(D)(6)(d) The required side setbacks is an additional 1 foot for every
additional 2 foot or fraction thereof of wall.
On the Figure 1 of the modification request to this section the North elevation drawing
states the following:
Wall Plane A3 required setback = 12' 3" should be 13'
Wall Plane A2 setback required = 10' 4.5" should be 11'
Wall Plane A1 setback required = 5'2" should be 6'
South Elevation drawing states the following:
Wall Plane C3 setback required =14'7.5" should be 15'
Wall Plane C2 setback required = 11'4.5" should be 12'
Wall Plane C1 setback required = 7'7.5" should be 8'