HomeMy WebLinkAboutMASON STREET SUSTAINABLE DEVELOPMENT - PDP - PDP130038 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWStrength in design. Strength in partnership. Strength in community.
VAUGHT FRYE LARSON architects
401 W Mountain Ave Fort Collins, CO 970.224.1191
211 West 19th Street Cheyenne, WY 307.635.5710
w w w . t h e a r t o f c o n s t r u c t i o n . c o m
November 14, 2013
City of Fort Collins
Community Development & Neighborhood Services
281 North College Ave.
P.O. Box 580
Fort Collins, CO 80522
Attention: Jason Holland
RE: 401 S. Mason St. Mixed-Use Building PDR, PDR130005, Round Number
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: Jason Holland, 970-224-6126, jholland@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/11/2013
Due to the location and zoning, the TOD standards in Division 3.10 are not applicable. Staff suggests
compliance with these standards to the extent feasible.
Response (VFLA): Understood. We will have parking leases in place for building occupants.
Comment Number: 2 Comment Originated: 06/11/2013
Development plans with new buildings which exceed either six (6) stories or eight-five (85) feet in height,
shall be subject to Planning and Zoning Board review per 4.16(D)(3). When measured in feet, building
height shall be measured from the average of the finished ground level at the center of all walls of a building
or structure to the highest point of the roof surface or structure. Response (VFLA): Understood. The
building does not exceed either 6 stories or 85 feet. We have assumed that the elevator bulkhead qualifies
for the exception to the building height measurement per 3.8.17(C)(3).
Comment Number: 3 Comment Originated: 06/11/2013
The building is over three 3 stories and is required to have a base portion consisting of one or two stories,
clearly defined by a prominent, projecting cornice or roof, fenestration, different materials and different
colors from the remainder of the building. If the base portion is two 2 stories, the ground floor needs to be
further differentiated by fenestration and other detailing.
VAUGHT FRYE LARSON architects
401 W Mountain Ave Fort Collins, CO 970.224.1191
211 West 19th Street Cheyenne, WY 307.635.5710
w w w . t h e a r t o f c o n s t r u c t i o n . c o m
Please explore stronger material and base mass definition or explain the proposed design and any
modifications of standard. Response (VFLA): Understood. The building elevations have been further
developed to depict the prominent projecting cornice at the second, deep fenestration, different materials
and different colors. Refer to elevations.
Comment Number: 4 Comment Originated: 06/11/2013
The upper portion of the building shall be further set back above the base in such a manner as to contribute
to a significant aspect of the building design. Upper floor setbacks shall be determined by an emphasis on
pedestrian scale in sidewalks and outdoor spaces, compatibility with the scale and massing of nearby
buildings, preservation of key sunshine patterns in adjacent spaces, and preservation of views in order to
ensure sensitivity to the historic context and scale of downtown and to maintain a degree of open sky as
part of the visual character of the City. Reference Section 4.16(D)(b)(2). Please explore more substantial
articulation and explain with the submittal narrative how this requirement is addressed. Response (VFLA):
The building elevations have been further developed to describe the ‘undefined’ set back described in
Section 4.16. The building has heavy base and articulated masonry details bring an emphasis to the
pedestrian scale.
Comment Number: 5 Comment Originated: 06/12/2013
Bike racks, if allowed in the right-of-way, need to be positioned to maintain clear paths along the streets.
Response (VFLA): Understood. The bike rack locations maintain clear paths along both streets.
Comment Number: 6 Comment Originated: 06/12/2013
Buildings taller than 4 stories are required to provide plaza space, per 4.16(E)(1)(c). Please provide with the
submittal more detail on how this criteria is incorporated.
Response (Ripley): A plaza has been provided at the corner of Mason and Magnolia
Comment Number: 7 Comment Originated: 06/12/2013
Although parking is not required in the TOD zone, please provide a detailed analysis and parking plan with
the submittal that shows how the parking demand will be met and demonstrates that the new development
will be compatible with existing neighborhood uses.
Please reference Section 3.5.1(J)(7). Response (VFLA): Parking is addressed in two methods. First the
building has a small garage with two vehicles which are available to building occupants (similar to the
“Zipcar” concept). Second there will be parking leases in place for building occupants at adjacent lot
locations.
Comment Number: 8 Comment Originated: 06/12/2013
3.5.3(D)(2) and (3): All sides of a building shall include design characteristics consistent with the front(s).
Please explore other design solutions for the south and west that meet the program needs and provide a
more cohesive design. Are faux windows the only solution or can the facades be articulated with textured
patterns, removable screen panels, and other elements. Response (VFLA): The building elevations have
VAUGHT FRYE LARSON architects
401 W Mountain Ave Fort Collins, CO 970.224.1191
211 West 19th Street Cheyenne, WY 307.635.5710
w w w . t h e a r t o f c o n s t r u c t i o n . c o m
been further developed to depict how all four sides are of consistent materials, character, and scale. The
faux window locations will house photovoltaic film panels on the south face of the building which will further
add interest to this articulated façade. The west façade is has consistent materials as well primarily with faux
windows which are predominantly screened by existing tree foliage along Magnolia.
Department: Engineering Development Review
Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/12/2013
06/12/2013: 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. Response (VFLA): Understood.
Comment Number: 2 Comment Originated: 06/12/2013
06/12/2013: 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 Response (VFLA): Understood.
Comment Number: 3 Comment Originated: 06/12/2013
06/12/2013: 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. Response
(VFLA): Understood.
Comment Number: 4 Comment Originated: 06/12/2013
06/12/2013: 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. . . Response (VFLA): Understood.
Comment Number: 5 Comment Originated: 06/12/2013
06/12/2013: Any public improvements must be designed and built in accordance with the
Larimer County Urban Area Street Standards (LCUASS). They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
Response (United Civil): Noted.
Comment Number: 6 Comment Originated: 06/12/2013
06/12/2013: This project is responsible for dedicating any right-of-way and easements that are necessary
for this project. This project appears that it will not be responsible for dedicating additional right of way.
VAUGHT FRYE LARSON architects
401 W Mountain Ave Fort Collins, CO 970.224.1191
211 West 19th Street Cheyenne, WY 307.635.5710
w w w . t h e a r t o f c o n s t r u c t i o n . c o m
However, there may be some easements that are required specific for the sites needs.
Response (United Civil): Noted.
Comment Number: 7 Comment Originated: 06/12/2013
06/12/2013: Utility plans will be required and a Development Agreement will be recorded once the project is
finalized.
Response (United Civil): Utility Plans have been included.
Comment Number: 8 Comment Originated: 06/12/2013
06/12/2013: A Development Construction Permit (DCP) will need to be obtained prior to starting any work
on the site.
Response (United Civil): Noted
Comment Number: 9 Comment Originated: 06/12/2013
06/12/2013: A utility coordination meeting on this site is suggested. Utility coordination meetings if
requested are typically scheduled after the preliminary submittal of the project, but can be scheduled prior to
submittal upon request. Please provide a site plan with preliminary utility layout for routing with the meeting
notice. If you are interested in having a utility coordination meeting, please contact the development review
engineer for scheduling.
Response (United Civil): Noted, a utility coordination meeting will be scheduled following the initial PDP
submittal.
Comment Number: 10 Comment Originated: 06/12/2013
06/12/2013: The project needs to maintain at a minimum 7' clear pedestrian walkway around all outdoor
seating and patio.
Response (Ripley): A minimum of 7’ clear has been provided between landscape, walls and planters.
Comment Number: 11 Comment Originated: 06/12/2013
06/12/2013: Outdoor seating, patio, fencing, bike racks, awnings, balconies, etc. that overhang or exist
within the Right of Way cannot be approved per development plans. Separate revocable permits will be
required after the project is approved and are subject to individual review and approval. Notes to this regard
will need to be added to the plans.
Response (VFLA): A note addressing this has been added to the site plan.
Comment Number: 12 Comment Originated: 06/12/2013
06/12/2013: Bike racks within the right of way may not count towards the projects total bike parking
numbers and need to be constructed with City of Fort Collins standards and specifications. Response
(VFLA): Understood. Eight bike parking spaces are being provided within the building. The total number of
spaces being provided is 18.
VAUGHT FRYE LARSON architects
401 W Mountain Ave Fort Collins, CO 970.224.1191
211 West 19th Street Cheyenne, WY 307.635.5710
w w w . t h e a r t o f c o n s t r u c t i o n . c o m
Comment Number: 13 Comment Originated: 06/12/2013
06/12/2013: There is a large existing tree along Magnolia that appears to be in conflict with the current
layout of the sidewalk and potentially the driveway to the garage. What is planned for this tree?
Response (Ripley): That tree will need to be removed. Tree mitigation will be coordinated with Tim
Buchanan.
Comment Number: 14 Comment Originated: 06/12/2013
06/12/2013: There is a large safety concern with the immediate proximity of the garage door to the back of
sidewalk. This doesn't allow pedestrians to avoid vehicles entering or leaving the garage and does not give
the driver any sight distance. Response (VFLA): Understood. The garage door will be implemented with a
visual and audible enunciator when opened. This system has been incorporated into similar urban project
effectively. Additionally, landscaping areas are being located to discourage pedestrians from walking
immediately adjacent to the building in this area.
Comment Number: 15 Comment Originated: 06/12/2013
06/12/2013: Will a grease interceptor be included for this project? This will not be allowed to exist within
Public Sidewalk or Roadway. Response (VFLA): Yes a grease interceptor will be used and a variance
request will be supplied requesting the interceptor to be located along Mason Street as shown on the site
plan.
Comment Number: 16 Comment Originated: 06/12/2013
06/12/2013: All sidewalk within the public right of way will need to be constructed 6" thick and to City of Fort
Collins Standards.
Response (United Civil): Noted.
Comment Number: 17 Comment Originated: 06/13/2013
06/13/2013: Doors along the building shall not swing out into the pedestrian walkway within the
Right of Way. Response (VFLA): This has been corrected.
Comment Number: 18 Comment Originated: 06/13/2013
06/13/2013: There appears to be a conflict between the proposed Electric Transformer location and an
existing storm inlet. Additionally, the City Code does not allow for raised utilities to exist within the parkway.
Response (VFLA): The electrical transformer has been moved to not conflict with storm inlet. A variance
request will be supplied requesting the Transformer be located along Magnolia Street as shown on the site
plan.
Comment Number: 19 Comment Originated: 06/13/2013
06/13/2013: This project will require a foundation to be built immediately adjacent to the Right of Way. This
will most likely require some sort of foundation shoring and potentially the use of soil nails extending into the
VAUGHT FRYE LARSON architects
401 W Mountain Ave Fort Collins, CO 970.224.1191
211 West 19th Street Cheyenne, WY 307.635.5710
w w w . t h e a r t o f c o n s t r u c t i o n . c o m
Right of Way. These nails must be fiberglass so that they will break if hit in the future as well as the shoring
wall should not be a part of the foundation system in case excavation would hook a nail and pull the on the
shoring wall in the future. Underground utilities in the proximity need to be considered in the use and
placement of the soil nails and all adjacent property owners must agree that nails can be placed into their
property.
Response (VFLA): Understood.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/11/2013
06/11/2013: The applicant should make note of Article 3.2.1(C) that requires developments to submit plans
that "...(4) protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a
tree having DBH (Diameter at Breast Height) of six inches or more. As several of the trees within this site
have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City
Forester (221 6361) to determine the status of the existing trees and any mitigation requirements that could
result from the proposed development. Response (Ripley): The existing trees on site will need to be
removed. Tree mitigation will be coordinated with Tim Buchanan.
Comment Number: 2 Comment Originated: 06/11/2013
06/11/2013: 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. Response (Ripley): The landscape plan intends to utilize low to
medium water use plants. Bluegrass or turf is not intended to be used in the landscape.
Department: Historical Preservation
Contact: Karen McWilliams, 970-224-6078, kmcwilliams@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/11/2013
06/11/2013: This property contains a building that is 50 or more years old, and which will need to be
reviewed under the City's Demolition/Alteration Review Process, Municipal Code Section 14-72. This
review process begins with a determination of the building's eligibility as a Fort Collins Landmark, which
identifies the appropriate review process(es). Current color photographs of each side of each building and
any other structures are required. Sufficient photos should be taken to show the current condition of the
building, as well as any previous exterior alterations or additions. Digital photos are encouraged, and may
be sent to jweinberg@fcgov.com or kmcwilliams@fcgov.com. Hardcopies may be sent to P.O. Box 580,
80522; or dropped off at the Development Review Center, 1st Floor, 281 N. College Ave., attn. Josh
Weinberg. Response (VFLA): A submittal to the LPC is being developed and will be submitted.
VAUGHT FRYE LARSON architects
401 W Mountain Ave Fort Collins, CO 970.224.1191
211 West 19th Street Cheyenne, WY 307.635.5710
w w w . t h e a r t o f c o n s t r u c t i o n . c o m
Comment Number: 2 Comment Originated: 06/11/2013
06/11/2013: The proposed development is in close proximity to the National and State Registers-listed
Montezuma Fuller House, which is also a designated Fort Collins Landmark. The development also abuts
or is adjacent to several properties that have been found to be individually eligible Fort Collins Landmark
properties, including 415 South Mason (also individually eligible for listing on the National Register) directly
to the south; 419-423 South Mason; and the Fuller Flats at 228 West Magnolia. Therefore, the project will
need to comply with LUC Section 3.4.7, "Historic and Cultural Resources." Response (VFLA): Understood.
Comment Number: 3 Comment Originated: 06/11/2013
06/11/2013: LUC 3.4.7(B) General Standard, states: If the project contains a site, structure or object that is
[designated or individually eligible for designation] then to the maximum extent feasible, the development
plan and building design shall provide for the preservation and adaptive use of the historic structure. The
development plan and building design shall protect and enhance the historical and architectural value of any
historic property that is: (a) preserved and adaptively used on the development site; or (b) is located on
property adjacent to the development site.... New structures must be compatible with the historic character
of any such historic property, whether on the development site or adjacent thereto.
The definition of Maximum Extent Feasible (LUC Division 5.1) states: Maximum extent feasible shall mean
that no feasible and prudent alternative exists, and all possible efforts to comply with the regulation or
minimize potential harm or adverse impacts have been undertaken. Response (VFLA): Understood.
Comment Number: 4 Comment Originated: 06/11/2013
06/11/2013: The character of the proposed building will be key to meeting the Standards of Section 3.4.7,
and the building's height, massing, design, materials, and articulation, will all play a part. The building next
door, at 415 South Mason, which is individually eligible for designation in the National Register, State
Register, and as a Fort Collins Landmark, is a one-story building, as is the individually eligible building at
419-423; the Fuller House and Fuller Flats buildings are 1½ and 2 stories, respectively. The tall (currently
over 80 feet high) building being proposed will not meet the compatibility standards in LUC 3.4.7. The
applicant is encouraged to take advantage of complimentary reviews with the Design Review Subcommittee
of the Landmark Preservation Commission to work towards a compatible solution that meets the code.
Response (VFLA): Understood.
Department: Light And Power
Contact: Justin Fields, 970-224-6150, jfields@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/07/2013
06/07/2013: Contact Light and Power Engineering to coordinate the transformer and meter locations,
221-6700. Response (VFLA): A meeting has been held and further discussions are planned.
VAUGHT FRYE LARSON architects
401 W Mountain Ave Fort Collins, CO 970.224.1191
211 West 19th Street Cheyenne, WY 307.635.5710
w w w . t h e a r t o f c o n s t r u c t i o n . c o m
Comment Number: 2 Comment Originated: 06/07/2013
06/07/2013: Gary Schroeder, 221-6395, can provide assistance with green building design, incentives, and
rebates. Response (VFLA): Understood.
Department: Park Planning
Contact: Craig Foreman, 970-221-6618, cforeman@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 05/31/2013
05/31/2013: No comments Response (VFLA): Thank you.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 01 Comment Originated: 06/11/2013
06/11/2013: AUTOMATIC FIRE SPRINKLER SYSTEM
This building will require an automatic fire sprinkler system under a separate permit.
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 IFC 903.3.1.2.1
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.
2006 IFC 903.2.9 & 903.2.9.1 Response (VFLA): Understood.
Comment Number: 02 Comment Originated: 06/11/2013
06/11/2013: 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 will be required to achieve this minimum pressure.
2006 International Fire Code Sections 905 and 913 Response (VFLA): Understood.
Comment Number: 03 Comment Originated: 06/11/2013
06/11/2013: 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 Response (VFLA): Roof access is provided at east stair.
VAUGHT FRYE LARSON architects
401 W Mountain Ave Fort Collins, CO 970.224.1191
211 West 19th Street Cheyenne, WY 307.635.5710
w w w . t h e a r t o f c o n s t r u c t i o n . c o m
Comment Number: 04 Comment Originated: 06/11/2013
06/11/2013: 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.
2006 International Fire Code 912.2 Response (VFLA): Understood.
Comment Number: 05 Comment Originated: 06/11/2013
06/11/2013: HIGH-RISE BUILDINGS
Should an occupied floor exceed 75' above the lowest level of fire department vehicle access, the building
shall also comply with Sections 914.3.1 though 914.3.5 of the IFC. Response (VFLA): This is not a high-rise
building, there is not an occupied floor above 75 feet.
Comment Number: 06 Comment Originated: 06/11/2013
06/11/2013: 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 Response (VFLA):
Understood.
Comment Number: 07 Comment Originated: 06/11/2013
06/11/2013: 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 505.1 Response (VFLA): Refer to elevations for signage location.
Comment Number: 08 Comment Originated: 06/11/2013
06/11/2013: COMMERCIAL KITCHEN HOODS
A Type I hood shall be installed at or above all commercial cooking appliances and domestic cooking
appliances used for commercial purposes that produce grease vapors.
2006 International Fire Code 609.2. Response (VFLA): Understood.
VAUGHT FRYE LARSON architects
401 W Mountain Ave Fort Collins, CO 970.224.1191
211 West 19th Street Cheyenne, WY 307.635.5710
w w w . t h e a r t o f c o n s t r u c t i o n . c o m
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/11/2013
06/11/2013: Stormwater Development Review Comments:
Drainage requirements and fees are based on new impervious area; therefore, it is important to document
the existing impervious area. An exhibit showing the existing and proposed impervious areas is required.
Response (United Civil): Existing and proposed impervious areas have been documented in the Drainage
Summary and Drainage Exhibits.
Comment Number: 2 Comment Originated: 06/11/2013
06/11/2013: Also when a site is completely redeveloped (scraped) the standard requirement is to provide
onsite detention with a 2 year historic release rate for water quantity. A variance to the 2 year historic
release rate may be justified if the site has been paying fees for a higher imperviousness. Please contact
Jean Pakech at 221- 6375 to determine the present Stormwater fees and runoff coefficient category.
Response (United Civil): A variance to the detention requirements is being requested based upon the
historic fees being paid. Documentation of impervious areas can be found in the Drainage Summary.
Comment Number: 3 Comment Originated: 06/11/2013
06/11/2013: A site grading plan is required. The site needs to be graded to drain into the streets and not
onto private property. This includes roof drainage. If a deeper outlet is needed for drainage, there are
storm sewer inlets at the corner of Mason and Magnolia on both streets. The storm sewer main is in Mason
St.Response (United Civil): A site grading plan has been submitted and it is anticipated that the proposed
roof drain will tie into the storm inlet on Magnolia Street.
Comment Number: 4 Comment Originated: 06/11/2013
06/11/2013: Water quality treatment is provided in the Udall Natural Areas so onsite water quality treatment
is not required; however, onsite water quality treatment is encouraged as described in the Urban Storm
Drainage Criteria Manual, Volume 3 – Best Management Practices (BMPs).
Response (United Civil): The design team is proposing to include a green roof with the project.
Comment Number: 5 Comment Originated: 06/11/2013
06/11/2013: 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 paved areas
must be pervious. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information.
He suggested planter boxes or maybe use the landscape areas in the ROW if the Engineering Department
will allow it. There is also more information on the EPA web site at:
http://water.epa.gov/polwaste/green/bbfs.cfm?goback=.gde_4605732_member_219392996.
Response (United Civil): The design team is proposing to include a green roof with the project which will
essentially act as rain gardens on the roof. Calculations have been provided.
VAUGHT FRYE LARSON architects
401 W Mountain Ave Fort Collins, CO 970.224.1191
211 West 19th Street Cheyenne, WY 307.635.5710
w w w . t h e a r t o f c o n s t r u c t i o n . c o m
Comment Number: 6 Comment Originated: 06/11/2013
06/11/2013: 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.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.
Response (United Civil): Noted.
Comment Number: 7 Comment Originated: 06/11/2013
06/11/2013: The design of this site must conform to the drainage basin design of the Old Town Master
Drainage Plan as well the Fort Collins Stormwater Manual.
Response (United Civil): Noted.
Comment Number: 8 Comment Originated: 06/11/2013
06/11/2013: Stormwater Floodplain Comments:
1. 401 S. Mason Street is located in the City-regulatory Old Town Basin 100-year floodway, flood fringe, and
moderate risk flood fringe, and must satisfy all standards of Chapter 10 of City Code. A City Flood Risk Map
showing the property and the different flood zones is attached.
Response (United Civil): Floodways and fringes have been noted on the Utility Plans along with notes and
additional information pertaining to Chapter 10 requirements.
2. Construction of a new mixed-use structure is allowed, provided that all duct work, heating, ventilation and
air conditioning systems, hot water heater, electrical and the lowest floor of the structure, are a minimum of
18-inches above the Base Flood Elevation (BFE). That minimum elevation is known as the Regulatory
Flood Protection Elevation (RFPE). RFPE = BFE + 18”.
An Elevation Certificate will be required for the as-built condition prior to obtaining a Certificate of
Occupancy.
Response (United Civil): The current design incorporates flood proofing the building.
3. If all residential use is on a floor completely above the RFPE, the building can be floodproofed up to the
RPE in lieu of elevating. If that option is chosen, all the requirements of Section 10-38 of City Code must be
met. If the building is floodproofed in accordance with Section 10-38, a new basement may be constructed
below the RFPE, provided that there is no residential use in that basement. A FEMA Floodproofing
Certificate is required before and after construction. Approval of the as-built Floodproofing Certificate must
precede the Certificate of Occupancy. Floodproofing Guidelines as well as the FEMA Floodproofing
Certificate can be obtained at
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents.
VAUGHT FRYE LARSON architects
401 W Mountain Ave Fort Collins, CO 970.224.1191
211 West 19th Street Cheyenne, WY 307.635.5710
w w w . t h e a r t o f c o n s t r u c t i o n . c o m
Response (United Civil): The current design incorporates flood proofing the building.
4. Critical facilities are not allowed in any portion of the 100-year floodplain.
Response (United Civil): Noted.
5. As shown on the City Flood Risk Map, portions of this property are located in the 100-year floodway.
Nonstructural development (parking lots, driveways, sidewalks, vegetation, etc.) can be built within the
floodway as long it can be proven that the work will not cause a change in the Base Flood Elevation (BFE), or
a change to the boundaries of the floodway or flood fringe. This is called a No-Rise Certification and it must
be performed, and signed, by a Professional Engineer registered in the State of Colorado.
Response (United Civil): Noted.
6. Any and all construction activities in the 100-year flood fringe must be preceded by an approved
floodplain use permit, $25 fee, and approved plans. In addition to the floodplain use permit, any
construction activities in the floodway must be preceded by a No-Rise Certification. The no-rise must be
recertified after construction and prior to obtaining a Certificate of Occupancy. The permit and certification
forms can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents.
Response (United Civil): Noted.
7. 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. Please 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.
Response (United Civil): Noted.
8. The Floodplain Administrator for the Old Town 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.
Response (United Civil): Noted.
Department: Water-Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/10/2013
06/10/2013: Existing water mains and sanitary sewers in this area include 8-inch water mains and 8-inch
sewer lines in both Mason and Magnolia. The sewer in Magnolia does not extend across the entire frontage
but is a manhole north of the west property line of the site.
Response (United Civil): Noted.
VAUGHT FRYE LARSON architects
401 W Mountain Ave Fort Collins, CO 970.224.1191
211 West 19th Street Cheyenne, WY 307.635.5710
w w w . t h e a r t o f c o n s t r u c t i o n . c o m
Comment Number: 2 Comment Originated: 06/10/2013
06/10/2013: The existing water service to the site is a ¾-inch.
Response (United Civil): Noted.
Comment Number: 3 Comment Originated: 06/10/2013
06/10/2013: Separate water and sewer services will be required for the commercial and residential portions
of the mixed-use building.
Response (United Civil): Separate water and sewer services have been shown.
Comment Number: 4 Comment Originated: 06/10/2013
06/10/2013: A grease interceptor will be required if there is a restaurant use in the building.
Response (United Civil): A grease interceptor has been shown.
Comment Number: 5 Comment Originated: 06/10/2013
06/10/2013: The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards Response (VFLA): Understood.
Comment Number: 6 Comment Originated: 06/10/2013
06/10/2013: Development fees and water rights will be due at building permit. Response (VFLA):
Understood.
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/06/2013
06/06/2013: 401 S Mason is located in the Downtown Zone District and the Canyon Ave Sub zone district
and within the Transit Oriented Development Overlay district.
The proposed uses of Restaurant, Office and residential meets the definition of Mixed-Use Dwelling.
Land Use Code (LUC) Section 4.16(B)(2)A. In the Canyon Ave zone District Mixed-Use dwelling is a
permitted use and subject to a TYPE 1 review.
LUC 4.16(D)(3) Development plans with new buildings (or building additions) greater than twenty-five
thousand (25,000) square feet in floor area per story, or which exceed either six (6) stories or eight-five (85)
feet in height, shall be subject to Planning and Zoning Board review (Type 2). Response (VFLA):
Understood. The building does not exceed either 6 stories or 85 feet.
VAUGHT FRYE LARSON architects
401 W Mountain Ave Fort Collins, CO 970.224.1191
211 West 19th Street Cheyenne, WY 307.635.5710
w w w . t h e a r t o f c o n s t r u c t i o n . c o m
Comment Number: 2 Comment Originated: 06/06/2013
06/06/2013: LUC 4.16(D)(1) Setback from Streets. A landscaped setback shall be required on all block
faces west of Mason Street, excluding the block faces along the west side of Mason Street, except that no
such setback shall be required at building entrances, or in front of display windows along the street
sidewalk. Setbacks shall be compatible with established setbacks of existing buildings on the same block
face and necessary utility easements. Landscaping shall be designed as an integral part of the development
plan. At a minimum, the width of such landscaping shall be adequate to allow for health and viability of
proposed plant materials.This applies along Magnolia St.
Response (Ripley): landscape setbacks have been provided.
Comment Number: 3 Comment Originated: 06/06/2013
06/06/2013: LUC 4.16(D)(2)(b) On this block the height is limited to 7-9 stories and 115 ft.
LUC 4.16(D)(4)(b)
1. Base. Taller buildings (over three [3] stories) shall have a base portion consisting of one (1) or two (2)
stories, clearly defined by a prominent, projecting cornice or roof, fenestration, different materials and
different colors from the remainder of the building. If the base portion is two (2) stories, the ground floor shall
be further differentiated by fenestration and other detailing.
2. Upper Floor Setbacks. Upper portions of taller buildings shall be further set back above the base
in such a manner as to contribute to a significant aspect of the building design. Upper floor setbacks shall be
determined by an emphasis on pedestrian scale in sidewalks and outdoor spaces, compatibility with the
scale and massing of nearby buildings, preservation of key sunshine patterns in adjacent spaces, and
preservation of views in order to ensure sensitivity to the historic context and scale of downtown and to
maintain a degree of open sky as part of the visual character of the City.
3. Additional upper floor setback and mass reduction for buildings over six (6) stories or eighty-five
(85) feet in height in the Canyon Avenue and Civic Center subdistricts. The Planning and Zoning Board may
approve additional height above six (6) stories or eighty-five (85) feet in those areas shown on the Building
Heights Map, provided that the additional height is incorporated into the programming and design of the
building in such manner as to mitigate mass and add significant architectural interest to a building.
Architectural design details, projections, recesses and rooflines shall be used to mitigate the additional
height. Response (VFLA): The building elevations have been further developed to describe the articulated
set back as depicted in the heavy base and with varied masonry details that bring an emphasis to the
pedestrian scale.
Comment Number: 4 Comment Originated: 06/06/2013
06/06/2013: LUC 4.16(D)(5) This section on Building character and facades does apply. . Response
(VFLA): Understood.
LUC 4.16(D)(6) This section on Parking Structures does apply. Response (VFLA): With unique use of 2
VAUGHT FRYE LARSON architects
401 W Mountain Ave Fort Collins, CO 970.224.1191
211 West 19th Street Cheyenne, WY 307.635.5710
w w w . t h e a r t o f c o n s t r u c t i o n . c o m
vehicles for the garage, we will request a modification for this use.
LUC 4.16(E) This section on site design does apply. Response (VFLA): Understood.
Comment Number: 5 Comment Originated: 06/11/2013
06/11/2013: LUC 3.5.3 This section does apply. . Response (VFLA): Understood.
Comment Number: 6 Comment Originated: 06/11/2013
06/11/2013: LUC 3.2.1 A landscape plan is required (see section for details)
Response (Ripley): A landscape plan has been provided. See sheet L1
LUC 3.2.4 A lighting plan is required (see section for details). This includes but not limited too a photometric
site plan that extends 20ft beyond the property lines and catalog cut-sheets. Response (VFLA): A
photometric plan has been provided.
Comment Number: 7 Comment Originated: 06/11/2013
06/11/2013: LUC 3.2.5 An enclosure is required for both trash and recycling. Such enclosure shall be
designed with walk-in access without having to open the main service gate and located on a concrete pad at
least 20ft from a public sidewalk. Response (VFLA): The trash and recycling is located in basement
waste containment area and will be removed by trash service provider.
Comment Number: 8 Comment Originated: 06/11/2013
06/11/2013: LUC 3.2.2(K)(5) When providing any parking a certain number of the those spaces are
required to Accessibility spaces and at least one of the Accessibility spaces shall be van accessible (8ft
wide stall adjoined to 8ft wide loading area).
LUC 3.2.2(K) There are parking maximums for the nonresidential portion of the project. For the residential
there is no maximum or minimum.
LUC 3.2.2(L) Standard stall dimension is 19'x9' (see section for further details on parking dimensions).
Response (VFLA): With unique use of 2 vehicles for the garage, we will request a modification for this use.
LUC 3.2.2(C)(4) Required bicycle parking cannot be in the public ROW. Any bike parking in the ROW
needs to be in addition to required located on private property.
For residential required bicycle parking is one space per bedroom with 60% of those enclosed and 40% of
those fixed.
For office use required bicycle spaces is a minimum of 4 with 20% of those enclosed and 80% of those
fixed.
For restaurant use is a minimum of 4.
Response (VFLA): Understood. Eight bike parking spaces are being provided within the building. The total
number of spaces being provided is 18.
VAUGHT FRYE LARSON architects
401 W Mountain Ave Fort Collins, CO 970.224.1191
211 West 19th Street Cheyenne, WY 307.635.5710
w w w . t h e a r t o f c o n s t r u c t i o n . c o m
Comment Number: 9 Comment Originated: 06/11/2013
06/11/2013: LUC 3.5.1(I) Mechanical/Utility equipment (vents, flues, meters, conduit, boxes, transformers,
RTU/AC...) locations shall be identified on the plans with notes on how such equipment is screened and
painted. Response (VFLA): Understood. Refer to elevations for all visual locations.
Comment Number: 10 Comment Originated: 06/11/2013
06/11/2013: LUC 3.5.1(G) Any building over 40ft requires a Special Height Review. Needed but not limited
too for this review is a shadow analysis and a visual analysis. Response (VFLA): Understood. Refer to
attached shadow analysis and street view renderings.
We hope that you will find these responses helpful in your approval of these planning documents. Please let us know if you have any
questions or concerns.
Sincerely,
Jeff Hansen