HomeMy WebLinkAboutFORT COLLINS HOTEL (DOWNTOWN HOTEL) - FDP - FDP150033 - CORRESPONDENCE - (2)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
Stu Macmillan
Bohemian Companies
262 E. Mountain Ave
Fort Collins, CO 80524
RE: Fort Collins Hotel (Downtown Hotel), FDP150033, Round Number 2
Comment Summary:
Department: Planning Services
Contact: Seth Lorson, 970-224-6189, slorson@fcgov.com
Topic: Site Plan
11/20/2015: Actually it should be "Planning Director" - as was noted in a follow-up
email.
10/20/2015: Please change signature block from "CDNS Director" to "Planning
Manager".
Comment Number: 1 Comment Originated: 10/20/2015
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: Construction Drawings
11/24/2015: Please identify what the building limits are for 300 E Mountain on the
plans, is it the shaded area? I'm concerned that the landing behind the access ramp
potentially leads directly into the pole and overhang for the building?
Comment Number: 291 Comment Originated: 11/24/2015
11/24/2015: Please ensure that the variance requests are submitted for both the
variable curb height on the south side of Chestnut Street and the modifying of
Chestnut from a crowned street to a slope to the south street along part of the
frontage.
Comment Number: 292 Comment Originated: 11/24/2015
Topic: General
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 8
11/24/2015: There should still be additional area north along Jefferson Street
indicating the removal of parking (with either no parking signs and/or red curb as
directed by Traffic Operations) to the existing tree.
10/21/2015: A response to the pork chop comment indicated that the TIS for the
surface lot does not warrant a right turn lane and that the plans will be revised to not
show a right turn on Jefferson. In discussing this with Martina, the City is still
requiring as previously commented: "we'll want to see that no parking is indicated
along Jefferson Street from just past the tree (in front of the depicted SU-40 vehicle)
to the intersection. This won't technically serve as a turn lane, but will aid in turning
movements for the areas."
Comment Number: 110 Comment Originated: 10/21/2015
11/24/2015: I'm still looking to have the driveway abutting the property be modified to
be ADA compliant with cross slope. This would involve transitioning the curb head to
the driveway opening over a longer distance on the south side of the driveway
abutting the property and adding truncated dome detection on the south side. Ideally
the north side of the driveway would be similarly modified as well. Additionally as
part of subsequent discussions with Seth and Cole, also please ensure access
easement is dedicated on the plat for the driveway which should also extend for the
pedestrian connection out to the alley.
10/21/2015: The area shown as proposed sidewalk along the north side of the
parking lot aligns with the existing driveway out to Jefferson Street. Understanding
the recent input that the driveway is to remain open, wouldn't the drawings need to
be modified accordingly, with the removal of the planter area, street tree on
Jefferson Street and the concrete wall, as well as the site and landscape plans
showing the driveway? Is it understood, and any concern that the identified 7 foot
wide sidewalk will be driven on for a portion of it, for the access off Jefferson Street?
Please have all the plans show the existing infrastructure to the north (parking lot,
existing paving, existing buildings, etc.) identified to understand how the proposed
infrastructure will tie into the existing context. Truncated dome detection should be
provided on either side of the driveway, and in general the driveway itself I don't
believe has a 2% cross slope max for the sidewalk crossing, with the six inch drop
for the curb removal. The driveway would likely need to be rebuilt for ADA
compliance.
Comment Number: 120 Comment Originated: 10/21/2015
11/24/2015: Rob Mosbey indicated that the City Manager did approve the
encroachment permit for the appurtenances identified in the right-of-way. I would still
want the clouded area on the site plan referencing that these are subject to the
encroachment permit being in place. Note that the bike racks in the Walnut Street
bulb out should still be within the clouded area.
Comment Number: 160 Comment Originated: 11/24/2015
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com
Topic: Landscape Plans
10/21/2015: A conceptual plan has been submitted that explores retention of existing
trees number 12 and 13. Provide information on feasibility of moving the drive
around 5-6 feet away from the trees with a retaining wall. The conceptual indicates
moving the drive around 14 feet from the trees. Also evaluate feasibility of retaining
existing tree number 17. The location of this tree is currently shown in the proposed
sidewalk. Provide information on feasibility of retaining tree number 17.
Comment Number: 9 Comment Originated: 10/21/2015
Page 2 of 8
10/29/2015:
Add a canopy shade tree at the corner of Chestnut and Jefferson Street in the
landscape area.
Comment Number: 14 Comment Originated: 10/29/2015
Department: Historical Preservation
Contact: Katie Dorn, 970-416-4250, kdorn@fcgov.com
Topic: General
10/20/2015:
As provided for in Land Use Code Section 3.4.7(F)(6), in its consideration of the
approval of plans for properties containing or adjacent to designated, eligible or
potentially eligible sites, structure, objects or districts, the Decision Maker shall
receive, and consider in making its decision, a written recommendation from the
Landmark Preservation Commission. This memorandum contains the
Commission’s Findings of Facts and its motion for this project.
1) The development project known as the Downtown Hotel is located adjacent to the
Old Town Fort Collins Historic District, which is a designated Fort Collins Landmark
District as well as a National Register of Historic Places District; and to the Armory
Building, which is individually designated on the National, State, and Fort Collins
historic registers; additionally, it is adjacent to properties that have been officially
determined to be individually eligible for local landmark designation.
2) At its September 9, 2015 Regular Meeting, the Landmark Preservation
Commission reviewed the development project known as the Downtown Hotel, and
as authorized under LUC Section 3.4.7(F)(6), made the following findings of facts:
That the project is compatible and respectful to the character of the surrounding
historic context for the following reasons:
a. The project design uses traditional proportion and historic modules typical of like
adjacent historic buildings.
b. The project uses massing location and appropriate step-backs to mitigate height,
relative to the historic context, as well as to the Mitchell Block.
c. The building uses historically scaled materials, and colors of materials, that are
compatible with adjacent historic properties.
d. The project uses compatible solid to void window pattern, typical of the adjacent
historic context.
e. The pedestrian scale of the main floor of the proposed project is compatible with
the historic context.
3) The Commission specifically discussed in its deliberations the applicants’
request for modifications to two Standards, relative to the building’s height and
setback, specifically: Section 4.16(D)(2)(a), which permits a maximum height of four
stories or 56 feet; and Section 4.16(D)(4)(a), which requires a setback at a 35
degree angle measured at the intersection of the floor plane of the fourth floor and
the property line.
4) At its September 9, 2015 Regular Meeting, the Commission adopted the following
motion on a vote of 8-0: That the Landmark Preservation Commission recommend
to the decision maker, the Planning and Zoning Board, the approval of the
development proposal for the Fort Collins Hotel located at the corner of Chestnut
and Walnut Streets, finding that it complies with Land Use Code Section 3.4.7.
Comment Number: 1 Comment Originated: 10/20/2015
Department: Internal Services
Page 3 of 8
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
10/21/2015:
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.
City of Fort Collins
Building Services
Plan Review
416-2341
Comment Number: 1 Comment Originated: 10/21/2015
Department: Light And Power
Contact: Coy Althoff, , CAlthoff@fcgov.com
Topic: General
Page 4 of 8
10/19/2015: Any changes to the existing electric capacity and or location will initiate
electric development and system modification charges. Please coordinate power
requirements with Light and Power Engineering at 221-6700.
Comment Number: 1 Comment Originated: 10/19/2015
10/19/2015: Please contact Light & Power Engineering if you have any questions at
221-6700. Please reference our policies, development charge processes, and use
our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
Comment Number: 2 Comment Originated: 10/19/2015
10/21/2015: Light & Power has 3-phase electric facilities in this area for both of the
existing addresses. System modification and capacity charges may apply. Once
the electrical service size has been determined, contact Light & Power Engineering
to estimate the associated added kVA and relocation charges.
Comment Number: 3 Comment Originated: 10/21/2015
10/21/2015: Please provide a one line diagram and a C-1 form to Light and Power
Engineering. The C-1 form can be found at:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf
Comment Number: 4 Comment Originated: 10/21/2015
11/23/2015: Transformer clearance requirements are as follows: All transformers
must be within 10' of a paved surface.
Size 25 kVA through 750 kVA require an 8' clearance on the front and a 3' clearance
around the back and sides.
Size 1000 kVA through 2500 kVA require an 8' clearance on the front and a 4'
clearance around the back and sided.
Comment Number: 5 Comment Originated: 11/23/2015
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
10/20/2015: AERIAL FIRE ACCESS VS ALTERNATIVE MEANS OF COMPLIANCE
PFA and the project team have both acknowledged that the site plan does not
provide minimum fire access for aerial apparatus as required by code. Although the
building does not meet the definition of a high rise, access limitations, due to site
constraints, create a situation similar in nature to that of a high rise. The PFA will
continue to work with the project team to meet the intent of the fire code through
alternative means of compliance in order to offset code deficiencies. PFA advises
the project team to consider high rise provisions in future discussions.
Comment Number: 1 Comment Originated: 10/20/2015
Department: Stormwater Engineering
Contact: Dan Mogen, , dmogen@fcgov.com
Topic: Drainage Report
11/24/2015: Please update request per redlines.
10/20/2015: Please complete variance request for 6" of freeboard (rather than 12")
and include this request in the drainage report.
Comment Number: 2 Comment Originated: 10/20/2015
Page 5 of 8
11/24/2015: Please also show the area of each paver section along with the run-on
area so the run-on ratio can be shown. Run-on areas of up to 3:1 are acceptable.
Have the rain gardens been sized to treat the area indicated in the table? Please
provide sizing spreadsheet from Urban Drainage to show the treatment capacity of
the rain gardens.
10/20/2015: Please expand on the LID Summary Table provided to include a
breakdown of the area that is treated by each LID feature. Please show for each
paver section and rain garden.
Comment Number: 3 Comment Originated: 10/20/2015
11/24/2015: Noted that this discussion is in process with the City.
10/20/2015: If the parking garage alternative is approved and the proposed parking
lot is not built, how will the proposed hotel meet the LID requirements?
Comment Number: 4 Comment Originated: 10/20/2015
11/24/2015: Calculation for the inlet is seen; however, proposed flows at this design
point are not shown and no storm line design calculations are provided in Appendix
B.2.
10/20/2015: Please show that the pipe from the proposed inlet to the existing
infrastructure has sufficient capacity for the proposed flow.
Comment Number: 6 Comment Originated: 10/20/2015
Topic: General
11/24/2015: Please see updated redlined plans and drainage report.
10/20/2015: Please see redlines.
Comment Number: 10 Comment Originated: 10/20/2015
11/24/2015: The updated flowline with variable height curb is seen and it is
understood this will provide improved conveyance. In the drainage report, please
discuss the change to the remove the road crown as well as how this change will
affect flows reaching the improved curb and gutter and downstream infrastructure.
Will the affected infrastructure be able to handle the change in flow?
10/22/2015: Removing the crown from Chestnut in front of the entrance will
increase the stormwater flows across the street to the SE curb and gutter on
Chestnut. Please show that curb and gutter has adequate conveyance to handle
the proposed flow and the downstream inlet can also handle the flow.
Comment Number: 11 Comment Originated: 10/22/2015
11/24/2015: Please provide evidence that the rain gardens are in compliance with
drain times per Colorado Revised Statute 37-92-602(8). 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.
Comment Number: 12 Comment Originated: 11/24/2015
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Page 6 of 8
11/24/2015: Erosion Control Report was acceptable. Still missing an erosion
control Plan as it was not found in the Utilities Plan set along with a detail sheet for
the Utilties Plan set. The Dynamic Copy in the erosion control report looks like a
good start in meeting the erosion control plan with a need for perimeter protection.
Erosion control escrow calculation was not included in the submitted materials.
10/05/2015: 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. Please submit; Erosion Control Plan (Not
Submitted in the Utilities Plans as required for the final plans), Erosion Control
Report (Not Submitted), and an Escrow / Security Calculation (Not Submitted). 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: 10/05/2015
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
11/23/2015: No comments.
10/20/2015: No comments.
Comment Number: 1 Comment Originated: 10/20/2015
Topic: Construction Drawings
11/23/2015: There are line over text issues. See redlines.
10/20/2015: There are line over text issues. See redlines.
Comment Number: 2 Comment Originated: 10/20/2015
11/23/2015:
10/20/2015: There are cut off text issues. See redlines.
Comment Number: 3 Comment Originated: 10/20/2015
Topic: Lighting Plan
11/23/2015: No comments.
10/20/2015: No comments.
Comment Number: 6 Comment Originated: 10/20/2015
Topic: Plat
11/23/2015: Are there pipes that drain the easements shown on Lot 1? If so, there
will need to be easements for those pipes to the right of way.
Comment Number: 13 Comment Originated: 11/23/2015
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: General
11/25/2015: A few more minor redlines provided to engineering.
10/07/2015: redlines provided to engineering.
Comment Number: 1 Comment Originated: 10/07/2015
11/25/2015: The pedestrian connection between the parking lot and the hotel
entrance at the alley is very weak. (There's just one sidewalk by the handicapped
parking stall.) People will be walking between and among cars, and carrying
suitcases over landscaped areas to get to the alley. Please consider providing a
better walkable connection.
Comment Number: 2 Comment Originated: 11/25/2015
Page 7 of 8
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
10/15/2015: 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: 10/15/2015
Department: Water-Wastewater Engineering
Contact: Dan Mogen, , dmogen@fcgov.com
Topic: General
11/24/2015: While the mechanical/plumbing drawings will detail the connection and
routing, please include routing outside the building and to the sewer main on the
utility plan.
10/20/2015: Please show that the proposed grease trap is connected to sewer
service.
Comment Number: 2 Comment Originated: 10/20/2015
11/24/2015: The City is currently looking into the status of these pipes running thru
the manhole and will communicate status once known.
10/22/2015: Please add a call out to the existing manhole west of the alley that is
said to have sewer, water and stormwater running thru it. The City is unsure of the
status of these lines and would like to have coordination at time of construction with
Water Field Operations at 970-221-6700.
Comment Number: 4 Comment Originated: 10/22/2015
Page 8 of 8