HomeMy WebLinkAboutBROWNS ON HOWES - PDP/FDP - FDP140019 - CORRESPONDENCE - (5)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
March 13, 2015
Paul Mills
Russell + Mills Studios
141 S. College Ave, Ste 104
Fort Collins, CO 80524
RE: Browns on Howes, FDP140019, Round Number 3
Comment Summary:
Department: Planning Services
Contact: Seth Lorson, 970-224-6189, slorson@fcgov.com
Topic: General
The following items are not cosistent with the approved plans:
- Windows are missing from the third floor on both east and west elevations.
- A corsing line has been removed from below the windows of the second floor on
the north elevation.
- The doors are no longer called out as "decorative wood entry door".
Comment Number: 6 Comment Originated: 03/10/2015
03/10/2015: The bike parking provide in the garages needs to be shown in the floor
plans. Are racks being provided? Where will they be located?
Comment Number: 7 Comment Originated: 03/10/2015
03/10/2015: Please add note to page LS507 to the effect of signage is not approved
with the FDP approval.
Comment Number: 8 Comment Originated: 03/10/2015
03/10/2015: The trellis or art should be figured out before Mylar. It will be an element
that significantly contributes to the street frontage and pedestrian experience.
Comment Number: 9 Comment Originated: 03/10/2015
03/13/2015: Steps needed before Mylar:
1. Work with Engineering, Light & Power, Forrestry and PFA on their needed
revisions. Have the reviewer email me that the changes have satisfied their needs.
2. Provide to me one full set of plans (PDF) for Planning and Technical Services
review.
3. When all revisions are confirmed, you may print on Mylar.
Comment Number: 1 Comment Originated: 03/13/2015
Topic: Landscape Plans
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, Seth Lorson, at
970-224-6189 or slorson@fcgov.com.
Page 1 of 10
03/10/2015: The landscape plans should not have a signature block. Only the cover
of the plans will have the signature block usually with the site plan. Mylars will
incorporate as part of the entire package.
Comment Number: 3 Comment Originated: 03/10/2015
Topic: Site Plan
03/10/2015: The site plan is still missing the amount of bedrooms per unit & total for
project; and amount of total parking spaces provided.
12/03/2014: Please note on the site plan how many bedrooms per unit. And, please
remove the "on street parking" note, I'm not sure what this means.
08/21/2014: I'm unsure where your parking calculations came from that resulted in
the need for 12.6 parking spaces. For multi-family in the TOD Overlay, 3 bedroom
units are required to provide 1.4 spaces per unit for a total of 8.4 spaces. Please
confirm that each unit has 3 bedrooms and add this data to the site plan.
Comment Number: 1 Comment Originated: 08/21/2014
Department: Engineering Development Review
Contact: Tyler Siegmund, 970-221-6501, tsiegmund@fcgov.com
Topic: General
03/10/2015: 1. Please extend the public access easement to the north property
line. See redlines
12/03/2014: A public access easement should be provided with the emergency
access easement to accommodate possible shared access should 323 Howes St
redevelop in the future. See plat redlines
Comment Number: 9 Comment Originated: 12/03/2014
03/10/2015: Revise sheet index on the cover sheet- there is no sheet C7.02
Comment Number: 14 Comment Originated: 03/10/2015
03/10/2015: The grading plan (sheet C4.00) is very difficult to read. See redlines.
Please revise
Comment Number: 15 Comment Originated: 03/10/2015
03/10/2015: Was a temp construction easement/agreement received from the
property to the south to build the Landscaped wall? Please provide a copy of the
agreement for the file.
Comment Number: 16 Comment Originated: 03/10/2015
03/10/2015: A development agreement and DC meeting will need to be completed
prior to project approval.
Comment Number: 17 Comment Originated: 03/10/2015
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
Topic: General
08/27/2014: No comments.
Comment Number: 1 Comment Originated: 08/27/2014
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com
Topic: Landscape Plans
Page 2 of 10
03/11/2015:
Providing a 3-4 foot plant free zone from the outer bark of the Siberian Elm at the SE
corner of the building would be beneficial to protect the trees roots. This zone should
be free of shrubs or perennials so as to prevent root damage to the tree from
excavation of planting holes close to the trunk. Consider specifying 1 gallon size
plants within 3-8 feet from the outer bark of the tree in landscape areas that are at
the same grade as the trees root flare-soil junction to also reduce impact to the root
system.
Comment Number: 12 Comment Originated: 03/11/2015
03/11/2015:
Add a tree protection note that says in effect the following.
Irrigation lines within 15 feet of existing tree number 4 (Siberian Elm 34” diameter)
shall be placed on the surface or at a depth of not more than1 3 inches below the
existing grade unless approved by a qualified and certified arborist. Irrigation line
locations shall be designed parallel to the root system and not crossing to the
maximum extent feasible.
Comment Number: 13 Comment Originated: 03/11/2015
03/11/2015:
The following are a few minor edits that need to be made to the Tree Mitigation
Chart.
Tree 1 Red oak 4 inch diameter poor condition
Tree 2 Siberian Elm 24 inch diameter fair condition
Tree 3 Siberian Elm 45 inch diameter fair minus condition-hazardous
Tree 4 Siberian Elm 31 inch diameter fair condition
Comment Number: 14 Comment Originated: 03/11/2015
03/11/2015:
On the north boundary consider using the following plants in this narrow landscape
area. It appears these plants would be a better fit for this narrow location.
Woodward juniper (Juniperus scopulorum ‘Woodward’) with a height of 20 feet and
spread of around 2-3 feet
Sutherland Caragana (Caragana arborescens ‘Sutherland’) with a height of 12-20
feet and spread of around 4 feet
Comment Number: 15 Comment Originated: 03/11/2015
03/11/2015:
Thank you for adding detail C on sheet LS 505 that provides for spanning over the
root system near the large Siberian Elm. Please add a statement to this detail that
says in effect the following.
No excavation shall occur into the existing grade in the area between the footings
where the root zone is to be protected.
Add an arrow form this note to the area being described and protected.
Comment Number: 16 Comment Originated: 03/11/2015
Page 3 of 10
03/11/2015:
Will the border for the planting areas west of the Siberian Elm and north of the stairs
be very deep where it could impact tree roots? Please provide information about the
depth of excavation that would be needed for the installation of this border and if it is
currently shown in one of the details. If the depth could impact tree roots then
explore design modifications to minimize depth of excavation for greater protection
of the trees root system.
Comment Number: 17 Comment Originated: 03/11/2015
Department: Historical Preservation
Contact: Josh Weinberg, 970-221-6206, jweinberg@fcgov.com
Topic: General
08/21/2014:
This project is located near several properties that are either potentially eligible for
designation as Fort Collins Landmarks, eligible for designation as Fort Collins
Landmarks, or that have been designated as Fort Collins Landmarks. For this
reason, the project will be reviewed for compliance with LUC 3.4.7
Comment Number: 1 Comment Originated: 08/27/2014
08/21/2014:
LUC 3.4.7(A) Purpose, states: This section is intended to ensure that, to the
maximum extent feasible: (1) historic sites, structures or objects are preserved and
incorporated into the proposed development and any undertaking that may
potentially alter the characteristics of the historic property is done in a way that does
not adversely affect the integrity of the historic property; and (2) new construction is
designed to respect the historic character of the site and any historic properties in
the surrounding neighborhood.
Comment Number: 2 Comment Originated: 08/27/2014
08/21/2014:
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 and qualifies
under (1), (2) or (3) above. New structures must be compatible with the historic
character of any such historic property, whether on the development site or adjacent
thereto.
LUC 3.4.7(B)(b) states, ¿¿to the maximum extent feasible¿ the development plan
and building design shall protect and enhance the historical and architectural value
of any historic property that is¿located on property adjacent to the development site
and qualifies [as an individual landmark]. New structures must be compatible with
the historic character of any such historic property, whether on the development site
or adjacent thereto.
Comment Number: 3 Comment Originated: 08/27/2014
08/21/2014:
See LUC 3.4.7 (F) for specific language regarding compatible new construction.
Comment Number: 4 Comment Originated: 08/27/2014
Page 4 of 10
12/01/2014:
Staff appreciates the work the applicant has done on this project to ensure its
compatibility with he surrounding historic neighborhood/built context. There is still
some concern regarding how the eastern elevation addresses the street. Staff
thinks that adding elements to the building/site that create visual interest and
activation could alleviate these concerns. Examples include wrapping the brick
planter boxes and landscaping around the eastern elevation of the building and/or
adding some type of artistic element to the elevation.
Staff also recommends continuing the brick material all the way town the eastern
elevation of the building and adding a band/ledge of the ground face concrete block
for continuity with the northern elevation.
Comment Number: 8 Comment Originated: 12/01/2014
Department: Internal Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Page 5 of 10
08/28/2014:
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
2011 National Electrical Code (NEC) as amended by the State of Colorado
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.
Fort Collins Green Code Amendments effective starting 1-1-2012. A copy of these
requirements can be obtained at the Building Office or contact the above phone
number.
Browns on Howes – project specific concerns:
1. Fire-sprinkler systems are required for property line townhomes.
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. New Green Code requires:
a. Upgraded insulation is required for buildings using electric heat or cooling.
b. Exterior walls and roof must meet a STC (sound resistance) rating of 40 min. if
building located within 1000ft to train tracks.
c. Low-flow Watersense plumbing fixtures (toilet, faucets, shower heads) are
required.
d. Special combustion safety requirements for natural draft gas appliances.
e. Low VOC interior finishes.
City of Fort Collins
Building Services
Plan Review
416-2341
Comment Number: 1 Comment Originated: 08/28/2014
Contact: Seth Lorson, 970-224-6189, slorson@fcgov.com
Topic: Plat
Page 6 of 10
11/26/2014:
GIS:
1. Addresses will be assigned by the GIS Department after the plans have met final
approval through Development Review and are recorded with the City.
2. 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.
It also looks like the subdivision plat is named, “Brownes on Howes,” while
everything else I’ve seen has been “Browns” without the “e.” I wasn’t sure if that
was an error on the plat or if it will be filed with that name.
Comment Number: 2 Comment Originated: 11/26/2014
Department: Light And Power
Contact: Todd Vedder, 970-224-6152, tvedder@fcgov.com
Topic: General
03/11/2015: Landscape plan shows a tree in the same place as the proposed
transformer. Either the transformer will have to be relocated or the tree will have to
be removed.
The transformer will have to be placed within 10 feet of a paved surface. It will also
have to have an 8 ft frontal clearance and 3 ft clearance on the sides and back.
Comment Number: 8 Comment Originated: 03/11/2015
03/11/2015: Utility plans have changed to only show one meter on the west building.
Light & Power will provide residential services up to the main disconnect. It will be
the responsibility of the electrician contractor to provide the electrical service from
the main disconnect to the meters on the east building.
Comment Number: 9 Comment Originated: 03/11/2015
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Page 7 of 10
03/10/2015: FIRE ACCESS FOR BUILDINGS OVER 30' IN HEIGHT
The site plan provides for general fire access to within 150' foot of all exterior walls
of the structures. It must be understood that in addition to general access
provisions, buildings over 30' in height require additional measures so as to enable
firefighters to safely engage in roof venting operations and rescue operations of
trapped occupants from upper floors.
This provision of the code is most commonly achieved through compliance with
Appendix D of the 2012 IFC, enabling aerial apparatus (ladder trucks) to operate in
such a way as to get firefighters safely on and off the roof, or safely in and out of
upper floor windows. It is recognized that the site constraints associated with this
project do not allow for this portion of the code to be met in its prescriptive form and
therefore PFA is open to exploring alternative means of compliance for the project to
move forward while preserving the intent of the fire code.
PFA acknowledges that further discussion with the project team is needed.
Applicable fire code references provided below in prior comments.
*AERIAL FIRE APPARATUS ACCESS ROADS - WHERE REQUIRED
1012 IFC D105.1: Where the vertical distance between the grade plane and the
highest roof surface exceeds 30 feet, approved aerial fire apparatus access roads
shall be provided. For purposes of this section, the highest roof surface shall be
determined by measurement to the eave of a pitched roof, the intersection of the
roof to the exterior wall, or the top of parapet walls, whichever is greater.
*AERIAL FIRE APPARATUS ACCESS ROADS - WIDTH
2012 IFC D105.2; FCLUC 3.6.2(B)2006; and Local Amendments: Aerial fire
apparatus access roads shall have a minimum unobstructed width of 30 feet,
exclusive of shoulders, in the immediate vicinity of the building or portion thereof.
*AERIAL FIRE APPARATUS ACCESS ROADS - PROXIMITY TO BUILDING
2012 IFC D105.3: At least one of the required access routes meeting this condition
shall be located within a minimum of 15 feet and a maximum of 30 feet from the
building, and shall be positioned parallel to one entire side of the building. The side of
the building on which the aerial fire apparatus access road is positioned shall be
approved by the fire code official.
Comment Number: 5 Comment Originated: 03/10/2015
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
03/10/2015: There are still line over text issues on sheet A2.1. See redlines.
12/03/2014: There are line over text issues on sheets A2.1 & A2.2. See redlines.
08/26/2014: There are line over text issues. See redlines.
Comment Number: 1 Comment Originated: 08/26/2014
Topic: Construction Drawings
03/10/2015: There is a title & sheet number on sheet C0.00 does not match the
sheet described. See redlines.
Comment Number: 38 Comment Originated: 03/10/2015
03/10/2015: There are text over text issues. See redlines.
Comment Number: 39 Comment Originated: 03/10/2015
Topic: General
Page 8 of 10
03/10/2015: The main titles of the Site & Landscape Plans are still "Browns".
12/03/2014: There are 2 different spellings for name. The name needs to be
consistent on all plans. The Plat & Utility Plans have Brownes On Howes, and the
rest of the plans have Browns On Howes.
Comment Number: 30 Comment Originated: 12/03/2014
Topic: Landscape Plans
03/10/2015: There are still line over text issues. See redlines.
12/03/2014: There are new line over text issues. See redlines.
08/26/2014: There are line over text issues. See redlines.
Comment Number: 10 Comment Originated: 08/26/2014
03/10/2015: The main title on sheet LS001 is still "Browns".
Comment Number: 31 Comment Originated: 03/10/2015
03/10/2015: The lighter text & linework marked is not acceptable. It will not scan or
reproduce. Please darken it up. See redlines.
Comment Number: 35 Comment Originated: 03/10/2015
Topic: Plat
03/10/2015: The is a note causing line over text & text over text issues, that looks
out of place. See redlines.
Comment Number: 36 Comment Originated: 03/10/2015
03/10/2015: The is a missing broken line. See redlines.
Comment Number: 37 Comment Originated: 03/10/2015
Topic: Site Plan
03/10/2015: There are still line over text issues. See redlines.
12/03/2014: There are new line over text issues. See redlines.
08/27/2014: There are line over text issues. See redlines.
Comment Number: 22 Comment Originated: 08/27/2014
03/10/2015: There is still text that needs to be masked. Mask all text in hatched
areas. See redlines.
12/03/2014: There is text that needs to be masked. Mask all text in hatched areas.
See redlines.
Comment Number: 24 Comment Originated: 12/03/2014
03/10/2015: The main title on sheet LP001 is still "Browns".
Comment Number: 32 Comment Originated: 03/10/2015
03/10/2015: There is text that needs to be rotated 180 degrees. See redlines.
Comment Number: 33 Comment Originated: 03/10/2015
03/10/2015: The lighter text & linework marked is not acceptable. It will not scan or
reproduce. Please darken it up. See redlines.
Comment Number: 34 Comment Originated: 03/10/2015
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: General
03/10/2015: no further comments
Comment Number: 2 Comment Originated: 03/10/2015
Page 9 of 10
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
08/21/2014: 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: 1 Comment Originated: 08/21/2014
Department: Water-Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
12/02/2014: Please modify Note 11 on sheet C3.00 to indicate that the services are
"owned" and maintained by the HOA
Comment Number: 5 Comment Originated: 12/02/2014
Page 10 of 10