HomeMy WebLinkAboutMASON STREET SUSTAINABLE DEVELOPMENT - PDP - PDR130005 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWCommunity Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com/developmentreview
June 14, 2013
Eric/Justin Moe/Larson
Coin Street Mason, LLC
5425 Tradewind Dr.
Windsor, CO 80528
Comment Summary:
Department: Current Planning
Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
Topic: General
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.
Comment Number: 1 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.
Comment Number: 2 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.
Please explore stronger material and base mass definition or explain the proposed design and
any modifications of standard.
Comment Number: 3 Comment Originated: 06/11/2013
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, Jason Holland, at 970-224-6126
or jholland@fcgov.com.
RE: 401 S. Mason St. Mixed-Use Building PDR, PDR130005, Round Number
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.
Comment Number: 4 Comment Originated: 06/11/2013
Bike racks, if allowed in the right-of-way, need to be positioned to maintain clear paths along
the streets.
Comment Number: 5 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.
Comment Number: 6 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).
Comment Number: 7 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.
Comment Number: 8 Comment Originated: 06/12/2013
Department: Engineering Development Review
Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com
Topic: General
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.
Comment Number: 1 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
Comment Number: 2 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.
Comment Number: 3 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.
Comment Number: 4 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
Comment Number: 5 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. However, there may be some easements that are required specific for
the sites needs.
Comment Number: 6 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.
Comment Number: 7 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.
Comment Number: 8 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.
Comment Number: 9 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.
Comment Number: 10 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 can not be approved per development plans. Separate
revokable 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.
Comment Number: 11 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.
Comment Number: 12 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?
Comment Number: 13 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.
Comment Number: 14 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.
Comment Number: 15 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.
Comment Number: 16 Comment Originated: 06/12/2013
06/13/2013: Doors along the building shall not swing out into the pedestrian walkway within the
Right of Way.
Comment Number: 17 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.
Comment Number: 18 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 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.
Comment Number: 19 Comment Originated: 06/13/2013
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
Topic: General
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.
Comment Number: 1 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.
Comment Number: 2 Comment Originated: 06/11/2013
Department: Historical Preservation
Contact: Karen McWilliams, 970-224-6078, kmcwilliams@fcgov.com
Topic: General
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.
Comment Number: 1 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."
Comment Number: 2 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.
Comment Number: 3 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.
Comment Number: 4 Comment Originated: 06/11/2013
Department: Light And Power
Contact: Justin Fields, 970-224-6150, jfields@fcgov.com
Topic: General
06/07/2013: Contact Light and Power Engineering to coordinate the transformer and meter
locations, 221-6700.
Comment Number: 1 Comment Originated: 06/07/2013
06/07/2013: Gary Schroeder, 221-6395, can provide assistance with green building design,
incentives, and rebates.
Comment Number: 2 Comment Originated: 06/07/2013
Department: Park Planning
Contact: Craig Foreman, 970-221-6618, cforeman@fcgov.com
Topic: General
05/31/2013: No comments
Comment Number: 1 Comment Originated: 05/31/2013
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
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
Comment Number: 01 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
Comment Number: 02 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
Comment Number: 03 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
Comment Number: 04 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.
Comment Number: 05 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
Comment Number: 06 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
Comment Number: 07 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.
Comment Number: 08 Comment Originated: 06/11/2013
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
Topic: General
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.
Comment Number: 1 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.
Comment Number: 2 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.
Comment Number: 3 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).
Comment Number: 4 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.
Comment Number: 5 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.
Comment Number: 6 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.
Comment Number: 7 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.
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.
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.
4. Critical facilities are not allowed in any portion of the 100-year floodplain.
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.
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.
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.
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.
Comment Number: 8 Comment Originated: 06/11/2013
Department: Water-Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
Topic: General
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.
Comment Number: 1 Comment Originated: 06/10/2013
06/10/2013: The existing water service to the site is a ¾-inch.
Comment Number: 2 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.
Comment Number: 3 Comment Originated: 06/10/2013
06/10/2013: A grease interceptor will be required if there is a restaurant use in the building.
Comment Number: 4 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
Comment Number: 5 Comment Originated: 06/10/2013
06/10/2013: Development fees and water rights will be due at building permit.
Comment Number: 6 Comment Originated: 06/10/2013
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
Topic: General
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).
Comment Number: 1 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.
Comment Number: 2 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.
Comment Number: 3 Comment Originated: 06/06/2013
06/06/2013: LUC 4.16(D)(5) This section on Building character and facades does apply.
LUC 4.16(D)(6) This section on Parking Structures does apply.
LUC 4.16(E) This section on site design does apply
Comment Number: 4 Comment Originated: 06/06/2013
06/11/2013: LUC 3.5.3 This section does apply.
Comment Number: 5 Comment Originated: 06/11/2013
06/11/2013: LUC 3.2.1 A landscape plan is required (see section for details)
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.
Comment Number: 6 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.
Comment Number: 7 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).
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.
Comment Number: 8 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.
Comment Number: 9 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.
Comment Number: 10 Comment Originated: 06/11/2013