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HomeMy WebLinkAbout221 E. MOUNTAIN AVENUE - BASIC DEVELOPMENT REVIEW - BDR160011 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTS (4)MAVDevelopment 221 East Mountain Avenue, Fort Collins, CO BDR Comments Response Date: June 29th, 2016 RE: 221 E Mountain Avenue, BDR160011, Round Number 1 ARCHITECTURAL Department: Engineering Development Review Contact: Katie Sexton, 970-221-6501, ksexton@fcgov.com Topic: General Comment Number: 8 Originated: 05/24/2016 05/26/2016: Bike parking required for the project cannot be placed within the right of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. Site-specific bike parking to meet code requirements is not allowed to be installed in the ROW because bike parking in the ROW is subject to City management and may be removed which would make the site non-compliant. Once constructed the property owner(s) can work with FCMoves regarding placement of additional public bike racks within the vicinity of the project based on need and space availability. Response: Bike parking will be provided inside of the building in a secured bike storage room. This room with provide 20 bike parking spaces. Comment Number: 9 Originated: 05/26/2016 05/24/2016: Trash enclosure doors should not swing into the ROW. Please recess the doors or swing inwards. Response: The trash room has been reconfigured and the doors are swinging in. Comment Number: 11 Originated: 05/26/2016 05/26/2016: Awnings shall conform to City Code requirements and will require an encroachment permit. Applications for encroachment permits shall be made to Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. Response: The awnings and their encroachment are going to be applied for through an encroachment permit. They are removed from the site plan in this submittal. They are still shown on the elevation drawings but noted as Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com Topic: General Comment Number: 1 Originated: 05/11/2016 05/11/2016: Our city has an established identity as a forward-thinking community that cares about the quality of life it offers its citizens and has many sustainability programs and goals that may benefit your project. Of particular interest may be the: ClimateWise program: fcgov.com/climatewise/ Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact Caroline Mitchell at 970- 221-6288 or cmtichell@fcgov.com Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238 or traeker@fcgov.com Solar Energy: www.fcgov.com/solar, contact Norm Weaver at 970-416-2312 or nweaver@fcgov.com Integrated Design Assistance Program: fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com Nature in the City Strategic Plan: fcgov.com/planning/natureinthecity/? key=advanceplanning/natureinthecity/, contact Justin Scharton at 970-221-6213 or jscharton@fcgov.com Please consider the City's sustainability goals and ways for your development to engage with these efforts, and let me know if I can help connect you to these programs. Response: We are exploring our options and will be implementing several green strategies such as dimmable LEDs for the exterior lighting and 1.28 gal/flush, flush valves. We are also considering providing a gas-fired boiler plant and using hydronic heating over electric heating. Topic: Lighting Plan Comment Number: 2 Originated: 05/11/2016 05/11/2016: FIXTURE C: Please clarify whether this fixture is full cutoff and whether or not it creates any uplight. All fixtures should be full cutoff and down-directional and should not create any light that spills upward (past 90 degrees). Response: The revised fixture will provide no uplight. Comment Number: 3 Originated: 05/11/2016 05/11/2016: FIXTURE D: The description calls this an "up/down" fixture. Does this mean that light shines both up and down? Or that it can be installed in either the upward or downward direction? If the latter, please include a note that the fixture shall only be mounted in the down-directional configuration. Response: The revised fixture will be mounted in the down direction only and will provide no uplight. Department: Historic Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com Topic: General Comment Number: 1-4 Originated: 05/24/2016 Response: Meetings have been scheduled with the Landmark Preservation Commission through Maren Bzdek for July 13th and July 27th for review of this project. Department: Internal Services Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com Topic: Building Insp Plan Review Comment Number: 2 Originated: 05/26/2016 05/26/2016: Construction shall comply with adopted codes as amended. Current adopted codes are: 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/building 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 - Commercial: 2012 IECC commercial chapter. Response: All current codes and amendments adopted by the City of Fort Collins will be followed. Comment Number: 3 Originated: 05/26/2016 05/26/2016: Prescriptive energy compliance with increased insulation values is required for buildings using electric heat. Response: If electric heat is used, the prescriptive energy compliance will be followed. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudrefire.org Topic: General Comment Number: 1 Originated: 05/19/2016 05/19/2016: FIRE LANE SPECIFICATIONS The fire code requires aerial access on at least one, long side of any building greater than 30 feet in height. Based upon the proposed site design and fourth floor setbacks it seems unlikely the project will be able to meet this requirement per IFC Appendix D, Section D105.3. If the site plan is unable to meet the prescription of the code, the project team will need to explore ways of achieving the intent of the code via alternative means of code compliance. Further discussion will be needed on this issue. Code language provided below. STRUCTURES EXCEEDING 30' IN HEIGHT (see 2012 IFC definition) 2012 IFC Appendix D; Poudre Fire Authority Administrative Policy 85-5: In order to accommodate the access requirements for aerial fire apparatus (ladder trucks), required fire lanes shall be 30 foot wide minimum on at least one long side of the building. 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 Response: A letter requesting acceptance to an alternative means of code compliance has been sent to Bob Poncelow for review. Comment Number: 2 Originated: 05/19/2016 05/19/2016: HYDRANT FOR STANDPIPE SYSTEMS A hydrant is required within 100 feet of the Fire Department Connection for any building with a standpipe system. Current plans place the FDC at 155 feet from the closest hydrant on the NE corner of the building. PFA is asking the project team to see what alterations can be made to improve this condition. Code language provided below. > IFC 507.1.1: Buildings equipped with a standpipe system installed in accordance with Section 905 shall have a fire hydrant within 100 feet of the fire department connections. Exception: The distance shall be permitted to exceed 100 feet where approved by the fire code official. Response: The FDC has been moved north to gridline C and is within the 100 feet that is requested. Comment Number: 3 Originated: 05/24/2016 05/24/2016: STAIRWELL TO THE ROOF For future planning purposes, the required stairwell to the roof needs to show a continuous, protected path of travel from the stairwell to the building exit and public way on the ground floor. Code language provided below. > IFC 504.3: New buildings four or more stories above grade plane, shall be provided with a stairway to the roof. Stairway access to the roof shall be in accordance with IFC 1009.13. See also IFC 1009.16. Such stairways shall be marked at street and floor levels with a sign indicating that the stairway continues to the roof. Response: The stairwell to the roof is to be 2-hour rated the entire path from the stairwell to the public way. Department: Planning Services Contact: Seth Lorson, 970-224-6189, slorson@fcgov.com Topic: Building Elevations Comment Number: 5 Originated: 05/24/2016 05/24/2016: Maximum height in the Old City Center subdistrict is 56'. Your proposal appears to be at 58'. Response: The current average grade plane is @ elevation 4977’-7”. 56’ above this is 5033’-7”. The current High Roof of the project is at elevation 5033’-3”. Comment Number: 6 Originated: 05/24/2016 05/24/2016: Per Section 3.8.17, maximum rooftop mechanical that can exceed the building height is 5% of the roof. It appears that the proposal has 2,314 s.f of mechanical which exceeds the 5% maximum. Response: Maxson Engineering is preparing an exhibit to send in for review, to show the layout and the percentages that the equipment occupies. We are planning to use the area of both the high and low roofs in calculating our 5% coverage. Topic: General Comment Number: 3 Originated: 05/23/2016 05/23/2016: BIKE PARKING Bike parking must be provided on-site or request alternative compliance or a modification of standard. The bike parking in the ROW could off-set the demand, but it has to be permitted either as an encroachment into the ROW or for FCBikes to install. Nevertheless, we need to formally process the request. Also, the enclosed bike parking needs to be read "5 min" instead of "4 min". Please consider the needs of employees when planning for on-site and enclosed bike parking. It seems like they will need much more than 5 spaces. The spaces designated for quasi-public use and retail should be the only ones considered for the sidewalk. Perhaps additional bike parking can be placed in the small alley space on the west side of the building? Response: The bike parking is now located inside a secured bike storage room on the south side of the building. There will be 20 available bike parking spots. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 3 Originated: 05/23/2016 05/23/2016: Please revise the title & sub-title as marked. See redlines. Response: The title and subtitle have been revised per the redline set. Topic: Construction Drawings Comment Number: 5 Originated: 05/23/2016 05/23/2016: Please add "Town Of" as marked in the sub-title. See redlines. Response: Updated in the drawings. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 2 Originated: 05/27/2016 05/27/2016: The bike parking is in the ROW, and while those racks will be very useful for patrons of businesses, available bike parking on your property for employees that is not located on the front sidewalk is important. Response: The bike parking is now located in a secured bike storage room at the south side of the building with 20 spots. Department: Zoning Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com Topic: Site Plan Topic: Lighting Plan Comment Number: 1 Originated: 05/24/2016 05/24/2016: Fixture C on the luminaire schedule is not shielded and would not be permitted. Fixture D could be used as long as the top is capped to make it down directional only. Response: The revised fixtures will only provide directional downlight only. Topic: Site Plan Comment Number: 2 Originated: 05/24/2016 05/24/2016: The handicap parking space will need to be a van-accessible handicap space. Response: This space has been changed to a van accessible space with the appropriate dimensions.