HomeMy WebLinkAboutCOLLEGE EIGHT THIRTY - PDP - PDP150019 - CORRESPONDENCE - (3)Community 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
December 02, 2015
Craig Russell
Russell + Mills Studios
141 S. College Ave Ste 104
Fort Collins, CO 80524
RE: College Eight Thirty, PDP150019, Round Number 2
Comment Summary:
Department: Planning Services
Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com
Topic: Building Elevations
09/22/2015: Please provide staff with a material board that contains samples of the
proposed materials. Staff is concerned with the quality of the materials shown at
the ground level in particular.
Comment Number: 4 Comment Originated: 09/22/2015
Topic: General
09/15/2015: Comment from GIS - Projects with three or more tenant units require
the Unit Level Addressing form to be completed and submitted to the GIS
Department once plans have met final approval through Development Review and
are recorded with the City. This can occur anytime during construction, but before
any utilities or address signs are installed. All addressing will be determined by the
GIS Department and submitted to Poudre Fire Authority, USPS, Building Services,
and Fort Collins Utilities. Failure to contact GIS and determining addresses through
other means may result in address changes.
The Unit Level Addressing form can be obtained by contacting the GIS office at
gis@fcgov.com or (970) 416-2483.
Comment Number: 1 Comment Originated: 09/15/2015
11/20/2015: The site is two bike parking spaces short of meeting the minimum (1
required per bedroom and 4 required for the commercial space = 52 spaces total).
Please provide two additional bike parking spaces.
Comment Number: 9 Comment Originated: 11/20/2015
Topic: Site Plan
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, Clay Frickey, at
970-224-6045 or cfrickey@fcgov.com.
Page 1 of 10
11/20/2015: With the revised site plan, you are still short of the minimum parking
requirement. Even though the project is only short .1 parking space, staff is
concerned about the project being under parked even after using two allowed
parking reductions. Please explore adding a space or changing the unit mix to meet
the parking standard. It is unlikely staff would support a modification request to the
parking standard.
09/25/2015: The site plan shows 27 parking spaces, which is 2 spaces short of the
minimum required per Land Use Code 3.2.2(K)(1)(a)(1). You will require more
parking given that the first floor will have commercial uses as well. Please provide a
modification request to this standard or show how the proposed site plan meets the
code via the alternative compliance strategies outlined in 3.2.2(K)(1)(a)(1)(a).
Comment Number: 5 Comment Originated: 09/25/2015
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: Construction Drawings
11/24/2015: The response is noted and perhaps is understood to be addressed at
time of final. With the uncertainty at preliminary, it should be understood that at time
of final review, Engineering may require alley improvements. The existing alley cross
slopes and drainage information along the frontage should be provided on the
grading plan along with the information on the proposed cuts to the alley. Full width
alley paving may be required along the frontage as part of evaluation of final plan
level information.
09/30/2015: The edge of alley pavement and its relation to the right-of-way line
along with the proposed site improvements illustrating how everything ties in
together is unclear. Further information is needed which depending on the amount of
impact to the alley, may require additional alley pavement improvements than what
is currently specified. Is the undergrounding of utilities indicated along the alley
occurring under alley pavement?
Comment Number: 10 Comment Originated: 09/30/2015
Topic: General
11/24/2015: The intent of having a building overhang encroach onto a sight distance
easement would need to have the sight distance easement vertically described to
limit its extent to the non-overhang area. At what height above finished grade would
the overhang occur? We need to confirm that we're comfortable with the height in
which the overhang would start.
09/30/2015: The proposed sight distance easement shown should be dedicated as
right-of-way (a 10' x 10' triangle) in accordance with 7-11F/12F. Regardless of
whether this area is sight distance or right-of-way, the placement of bike racks with
associated bike parking is problematic in this area and the bike parking should be
shown outside of this area.
Comment Number: 6 Comment Originated: 09/30/2015
11/24/2015: The response indicated the wall has been removed, note that it
appears to still be depicted on the civil plans and I'm presuming was intended to be
removed.
09/30/2015: The landscape wall along College Avenue sidewalk should be set back
2 feet from the back of walk in accordance with Figure 16-1 of LCUASS.
Comment Number: 7 Comment Originated: 09/30/2015
Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com
Topic: General
Page 2 of 10
10/09/2015: The project owes an additional $2,749 for the PDP TDRF.
Comment Number: 15 Comment Originated: 10/09/2015
Department: Environmental Planning
Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com
Topic: Lighting Plan
11/19/2015: Thank you for providing details on the light fixtures. For the parking lot
lights, please consider an LED fixture with a color temperature of 3,000K or less,
rather than 4,000K.
09/16/2015: Detailed specifications for the light fixtures that will be used will be
requried at the time of Final Plans. In regard to LED light fixtures, cooler color
temperatures are harsher at night and cause more disruption to circadian rhythms
for both humans and wildlife. Please consider a warmer color temperature (closer to
2700K) for your LED light fixtures.
Comment Number: 2 Comment Originated: 09/16/2015
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com
Topic: Landscape Plans
10/09/2015:
Show location of street lights and provide tree- light separation of 40 feet for canopy
shade trees or 15 feet for ornamental trees.
Comment Number: 3 Comment Originated: 10/09/2015
11/23/2015:
Along Locust Street place the first street tree east of College 20 feet from the stop
sign. If the street light by the alley is to remain show three street trees along Locust
Street with the east most tree 40 feet from the street light. If the street light is to be
relocated then show 4 street trees along Locust Street.
Comment Number: 4 Comment Originated: 11/23/2015
11/23/2015:
In the planting bed by the building along Locust Street there appears to be space for
a small columnar tree. Crimson Pointe Plum with a size of 20 feet height and 4- 5
feet spread could be a good choice in these beds. Evaluate locating some plums in
this area in appropriate locations and determine if at least 3 of these plums can
possibly be used along the south wall of the building.
Comment Number: 5 Comment Originated: 11/23/2015
Department: Historical Preservation
Contact: Katie Dorn, 970-416-4250, kdorn@fcgov.com
Topic: General
09/30/2015:
The Landmark Preservation Commission (LPC) met on September 28, 2015 at a
Work Session to review this Preliminary/Conceptual development proposal.
Comment Number: 1 Comment Originated: 09/30/2015
Page 3 of 10
09/30/2015:
"LUC 3.4.7(F)(2): New structures shall be designed to be in character with such
existing historic structures. Horizontal elements, such as cornices, windows,
moldings and sign bands, shall be aligned with those of such existing historic
structures to strengthen the visual ties among buildings. Window patterns of such
existing structures (size, height, number) shall be repeated in new construction, and
the pattern of the primary building entrance facing the street shall be maintained to
the maximum extent feasible."
In order to comply with 3.4.7(F)(2), the following suggestion was made by LPC:
Consider a soldier course or row lock brick pattern that ties into the horizontal
elements expressed in the Fort Collins Landmark, "Scott Apartments," across
Locust Street to the proposed development.
Comment Number: 2 Comment Originated: 09/30/2015
09/30/2015:
The LPC made general comments regarding proportions:
The step down height works well, the LPC was comfortable with the proportions of
the building that it was broken down well and addresses compatibility with the
neighborhood and Scott Apartment building.
The LPC made general comments regarding the gable roof portion:
LPC thought that the roof forms speak to the residential nature of the historic district.
Consider adding craftsman elements to the gable roof, for example, exposed rafter
ends.
The LPC made general comments regarding the flat roofs:
Take a second look at these to soften them by using a design element, such as
parapeting, or explain why you decided to keep them as is.
The LPC made general comments regarding materials:
LPC thought that the brick material is compatible with the adjacent Fort Collins
Landmark, Scott Apartments.
The LPC made general comments regarding windows:
The proportion of stair tower is successful, but take a second look at the patterning.
The windows on the east portion of the building correctly borrow elements from the
adjacent building and residential neighborhood.
The LPC made general suggestions regarding greenery:
Provide landscape plan with the next submittal.
The LPC made general suggestions regarding setbacks:
Provide a drawing that shows the dimensions of the setbacks of the proposed
development compared to the setbacks of the Fort Collins Landmark, Scott
Apartments.
Comment Number: 3 Comment Originated: 09/30/2015
09/30/2015:
Contact Karen McWilliams, at kmcwilliams@fcgov.com, to schedule the Final
Review and Recommendation to Decision Maker of this development proposal with
the LPC.
Comment Number: 4 Comment Originated: 09/30/2015
Department: Internal Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Page 4 of 10
09/28/2015:
Building Permit Pre-Submittal Meeting:
Pre-Submittal meetings are offered to assist the designer/builder by assuring, early
on in the design,
that the new commercial or multi-family projects are on track to complying with all of
the adopted City
codes and Standards listed below. The proposed project should be in the early to
mid-design stage for
this meeting to be effective and is typically scheduled after the Current Planning
conceptual review
meeting. Applicants of new commercial or multi-family projects are advised to call
416-2341 to schedule
a pre-submittal meeting. Applicants should be prepared to present site plans, floor
plans, and elevations
and be able to discuss code issues of occupancy, square footage and type of
construction being proposed.
Construction shall comply with the following adopted codes as amended:
2012 International Building Code (IBC)
2012 International Residential Code (IRC)
2012 International Energy Conservation Code (IECC)
2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
2012 International Plumbing Code (IPC) as amended by the State of Colorado
2014 National Electrical Code (NEC) as amended by the State of Colorado
Fort Collins has amendments to most of the codes listed above. See the fcgov.com
web page to view them.
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Use
1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC.
2. Multi-family and Condominiums 3 stories max: 2012 IECC residential chapter.
3. Commercial and Multi-family 4 stories and taller: 2012 IECC commercial chapter.
830 – project specific concerns:
1. Fire-sprinkler systems are required. A new code amendment effective in 2014 will
require a full NFPA-13 sprinkler system and not allow a 13-R system.
2. Bedroom egress windows required below 4th floor regardless of fire-sprinkler.
3. All windows above the 1st floor require minimum sill height of 24”
4. Building code and State statute CRS 9-5 requires project provide accessible
units.
5. Upgraded insulation is required for buildings using electric heat or cooling.
6. Exterior walls and roof must meet a STC (sound resistance) rating of 40 min. if
building located within 1000ft to train tracks.
7. Low-flow Watersense plumbing fixtures (toilet, faucets, shower heads) are
required.
8. Special combustion safety requirements for natural draft gas appliances.
9. Low VOC interior finishes.
10. The wall closer than 3ft to north property line must be a 1-hour wall with no
openings (windows/doors). Wall also requires a parapet.
Comment Number: 1 Comment Originated: 09/28/2015
Page 5 of 10
City of Fort Collins
Building Services
Plan Review
416-2341
Department: Light And Power
Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com
Topic: General
09/29/2015: Will 3 phase power be needed for the commercial/retail space?
Comment Number: 1 Comment Originated: 09/29/2015
09/29/2015: The residential portions of the building must be metered individually.
Please gang the electric meters on one side of the building for the residential units.
Electric meter gangs shall be separated from the gas meters.
Comment Number: 2 Comment Originated: 09/29/2015
09/29/2015: Electric Capacity Fees, Building Site charges and any system
modification charges necessary will apply to this development.
Comment Number: 3 Comment Originated: 09/29/2015
09/29/2015: Please contact Tyler Siegmund at Light & Power Engineering if you
have any questions at 416-2772. Please reference our policies, development
charge processes, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
Comment Number: 4 Comment Originated: 09/29/2015
10/02/2015: A commercial service information form (C1 form) and a one line
diagram for the commercial meter will need to be completed and submitted to Light
and Power Department. C1 form can be found at the below link:
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms
-guidelines-regulations
Comment Number: 5 Comment Originated: 10/02/2015
10/02/2015: A digital copy of the AutoCAD drawings will need to be submitted to
Light and Power once the plans are approved.
Comment Number: 6 Comment Originated: 10/02/2015
10/02/2015: Light & Power will need the following documentation before electric
design can start. Approved SIte plan, plat, Landscape drawings and one line
diagram.
Comment Number: 7 Comment Originated: 10/02/2015
11/24/2015: It will be the developers responsibility to remove the existing electric
service the feeds the current building on the site.
Comment Number: 8 Comment Originated: 11/24/2015
11/27/2015: If it is determined that 3 phase power is needed to feed the site then a
new line will need to be installed from an existing switch cabinet in the alley behind
816 College ave to the site. There will be modification charges to bring the new line
to the site that will need to be paid for by the Developer. Please contact me for
additional information if 3 phase will be needed.
Comment Number: 9 Comment Originated: 11/27/2015
Page 6 of 10
11/27/2015: If it is determined that single phase power is needed to feed the site
then we can intercept the existing single phase line in the alley, directly behind 830
College ave, to feed the new transformer. Please contact me for additional
information if single phase power will be needed.
Comment Number: 10 Comment Originated: 11/27/2015
Department: Outside Agencies
Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com
Topic: General
09/16/2015: Comment from Xcel - Max gas pressure is 14" WC.
Comment Number: 1 Comment Originated: 09/16/2015
09/23/2015: Comment from Larimer County - My review comments are within the
Subtitle of the Plat and also in the Statement of Ownership and Subdivision. Right
now the prelim has for the subtitle, Lot 6, Block 128 FTC, in the Southeast quarter
section 12, Twn 7, Range 69. Please correct this to the Northwest quarter section
13-7-69.
Lot 6, Block 123, City Fort Collins... Please correct to Block 128, FTC, Northwest
quarter section 13 in the statement of subdivision.
Comment Number: 2 Comment Originated: 09/23/2015
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
11/24/2015: ALTERNATIVE MEANS OF COMPLIANCE
The 11/09/2015 response letter to staff comments details several possible
alternative means for meeting the intent of the fire code as it relates to aerial
apparatus access. A formal written proposal will ultimately need to be submitted to
the fire marshal for review and approval. In the meanwhile, I was able to have a
preliminary discussion with him and ensure we're headed down the right path and
I'm providing his feedback to assist in your planning.
> The designated area of refuge will be required to have a communications system
per code.
> He is asking for luminescent marking on the stair treads.
> The east stairwells to the roof needs to have treads and a walk-out roof design.
The other is allowed to have a ships ladder and roof hatch.
Comment Number: 2 Comment Originated: 11/24/2015
Department: Stormwater Engineering
Contact: Dan Mogen, , dmogen@fcgov.com
Topic: General
11/25/2015: Please submit a variance request form with the information included in
your comment response letter. This form is available upon request from
dmogen@fcgov.com.
09/29/2015: Please break the site down into subbasins to show what areas are
being treated by what LID measure. An LID table would be helpful (please email
dmogen@fcgov.com for a sample if desired). Water quality is required for 100% of
the site so if there are areas that are draining undetained, these will need to be
identified and explained.
Comment Number: 3 Comment Originated: 09/29/2015
Page 7 of 10
11/25/2015: The detail updates are satisfied. Please note that the rain garden
design spreadsheet was completed using a ponding depth of 6" while the detail
currently shows a depth of 12". The depths on the detail could be adjusted
accordingly, possibly adding additional depth to the media.
09/29/2015: Please modify the water quality planter detail (shown on Sheet LS501)
to be consistent with the proposed bioretention. Please include a volume for
ponding at the top (calculated thru spreadsheet available from Urban Drainage),
bioretention media mix at least 12¿ in depth, pea gravel at least 4¿ in depth, and #57
washed rock at least 4¿ in depth. Filter fabric is not to be used in the bioretention
cross section.
Comment Number: 6 Comment Originated: 09/29/2015
11/25/2015: More information on this statute is available at
http://tinyurl.com/RevisedStatuteMemo, and a spreadsheet to show compliance is
available for download at http://tinyurl.com/ComplianceSpreadsheet. Please contact
Dan Mogen at (970)224-6192 or dmogen@fcgov.com with any questions about this
requirement or for assistance with the spreadsheet.
09/29/2015: Please show that the water quality planters are in compliance with
drain times per Colorado Revised Statute 37-92-602(8).
Comment Number: 7 Comment Originated: 09/29/2015
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
11/24/2015: Repeat, this material will need to be submitted for demolition to
commence.
09/29/2015: Saw comment will wait for FDP for Erosion control requirements. The
site disturbs more than 10,000 sq-ft, therefore Erosion and Sediment Control
Materials need to be submitted for FDP. The erosion control requirements are in the
Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section
1.3.3. Current Erosion Control Materials Submitted do not meet requirements.
Please submit; Erosion Control Plan, Erosion Control Report, and an Escrow /
Security Calculation. If you need clarification concerning this section, or if there are
any questions please contact Jesse Schlam 970-218-2932 or email @
jschlam@fcgov.com
Comment Number: 1 Comment Originated: 09/29/2015
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
11/23/2015: No comments.
09/29/2015: No comments.
Comment Number: 1 Comment Originated: 09/29/2015
Topic: Landscape Plans
11/23/2015: The titles in the sheet index do not match the titles on the noted sheets.
See redlines.
Comment Number: 18 Comment Originated: 11/23/2015
Topic: Plat
11/23/2015: Please add new title commitment information as available.
09/29/2015: Please add new title commitment information as available.
Comment Number: 11 Comment Originated: 09/29/2015
Page 8 of 10
11/23/2015: Please provide an elevation, and please state clearly that the elevation
is on the current (NAVD88) City Datum.
09/29/2015: Please explain the need for the vertical component of the Sight
Distance Easement.
Comment Number: 12 Comment Originated: 09/29/2015
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: General
09/30/2015: Something to keep in mind is ensuring adequate sight distance in the
alley to the parking area, and from the alley onto Locust (potentially removing a
parking spot on Locust). We can work on this during final.
Comment Number: 1 Comment Originated: 09/30/2015
11/25/2015: We'll need to make sure that the landscaping plan and the sign plan
don't have trees right in front of signs. We can work on this during final.
Comment Number: 2 Comment Originated: 09/30/2015
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
09/24/2015: Perovskia Atriplicifolia (Russian Sage) has been removed from the City
of Fort Collins Plant List. Please replace with a plant variety from the current list. If
you have questions contact Eric Olson at eolson@fcgov.com or 970-221-6704.
Comment Number: 1 Comment Originated: 09/24/2015
09/24/2015: The overall water budget for the property appears to need adjusting.
Please confirm water use values of landscape demands with overall landscape
area. If you have questions contact Eric Olson at eolson@fcgov.com or
970-221-6704.
Comment Number: 2 Comment Originated: 09/24/2015
09/24/2015: Irrigation plans are required no later than at the time of building permit.
The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of
the Land Use Code. Direct questions concerning irrigation requirements to Eric
Olson, at 221-6704 or eolson@fcgov.com
Comment Number: 3 Comment Originated: 09/24/2015
Department: Water-Wastewater Engineering
Contact: Dan Mogen, , dmogen@fcgov.com
Topic: General
11/25/2015: Please see redlines.
09/29/2015: Please see redlines.
Comment Number: 1 Comment Originated: 09/29/2015
Department: Zoning
Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com
Topic: Site Plan
Page 9 of 10
11/24/2015: We will be meeting as a staff to discuss the parking reductions
12/01/2015 we will get to updated comments following this meeting. 09/30/2015: It's
still unclear if you are meeting the parking requirements. Are these rent by the
bedroom? Also, the commercial square footage on the first floor will need to be
listed. You will have parking requirements for the commercial use.
Comment Number: 1 Comment Originated: 09/30/2015
11/24/2015: You are required to provide 2 handicap parking spaces.
Comment Number: 2 Comment Originated: 09/30/2015
11/24/2015: You are proposing 48% compact parking spaces which is 8% over
what is allowed. This will require a modification.
Comment Number: 3 Comment Originated: 11/24/2015
Page 10 of 10