Loading...
HomeMy WebLinkAboutTHE HUB ON CAMPUS - PDP - PDP160038 - SUBMITTAL DOCUMENTS - ROUND 1 - (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 September 30, 2016 Linda Ripley Ripley Design, Inc. 419 Canyon Ave Suite 200 Fort Collins, CO 80521 RE: Hub on Campus - Preliminary Design Review, PDR160012, Round Number 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. Comment Summary: Comment Responses: Ripley Design, Kimley-Horn, Ware Malcomb, Core Spaces Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/27/2016 09/27/2016: 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. Response: Noted. Comment Number: 2 Comment Originated: 09/27/2016 09/27/2016: 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 Response: Noted. Comment Number: 3 Comment Originated: 09/27/2016 09/27/2016: 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. Response: Comment noted. Demolition plans are included with this submitted and notes will be added to the plans to repair any damaged curbs, sidewalk etc. per City of Fort Collins standards. Comment Number: 4 Comment Originated: 09/27/2016 09/27/2016: All public sidewalk, driveways and ramps existing or proposed adjacent or within the site need to meet ADA standards, if they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. The existing driveway will need to be evaluated to determine if the slopes and width will meet ADA requirements or if they need to be reconstructed so that they do. Response: Public sidewalk, ramps and driveways will be designed to meet ADA standards. Comment Number: 5 Comment Originated: 09/27/2016 09/27/2016: 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 Response: Comment noted. Comment Number: 6 Comment Originated: 09/27/2016 09/27/2016: This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project. Most easements to be dedicated need to be public easements dedicated to the City. This shall including the standard utility easements that are to be provided behind the right-of-way. The implementation of a 12 foot attached sidewalk along Elizabeth Street is envisioned along the property. Right-of-way would then be dedicated to coincide with the back of walk. A 15 foot utility easement would then be dedicated behind the right-of-way. Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php Response: A sidewalk plaza area is proposed across the entire frontage on Elizabeth Street. A 15 foot utility easement will be dedicated behind the right-of-way Comment Number: 7 Comment Originated: 09/27/2016 09/27/2016: The retail loading occurring off of Elizabeth Street would appear to be creating back-in movements off of an arterial street and is problematic. The loading for the project should be designed in a manner that doesn’t occur off of Elizabeth Street with back-in maneuvering. Response: Trucks for the retail area will enter the site via the fire access lane and proceed to the loading area inside the parking garage. Back-in movements will not occur off of Elizabeth Street. Comment Number: 8 Comment Originated: 09/27/2016 09/27/2016: Vehicular access to the site occurs off of private drive that accesses Elizabeth Street. Engineering does not regulate driveway/parking garage access off of a private drive. Given the potential increase in traffic from the previous use, are there any access/maintenance concerns with the owner of the private drive? There may need to be a dedication of emergency access easement offsite of the property. Response: There is a 30’ access, drainage and utility easement across the entire private drive. CORE owns the portion of the private drive in which it has frontage. Emergency vehicles are allowed to use private drive to access the parking garage as needed. Emergency vehicles can also access the parking garage via the fire lane access from Elizabeth Street. Comment Number: 9 Comment Originated: 09/27/2016 09/27/2016: Civil construction plans will be required. Response: Preliminary civil plans are included in this submittal. Comment Number: 10 Comment Originated: 09/27/2016 09/27/2016: A Development Agreement will be recorded once the project is finalized. Response: Comment noted. Comment Number: 11 Comment Originated: 09/27/2016 09/27/2016: As of January 1, 2015 all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Response: Survey and development plans are based on the NAVD88 vertical datum. Comment Number: 12 Comment Originated: 09/27/2016 09/27/2016: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Comment noted. Comment Number: 13 Comment Originated: 09/27/2016 09/27/2016: All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon approval of 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: Fences, barriers or other encroachments are not proposed or anticipated within the public right-of-way. Comment Number: 14 Comment Originated: 09/27/2016 09/27/2016: Doors are not allowed to open out into the right-of-way. Response: Doors do not open out directly into the right-of-way. Comment Number: 15 Comment Originated: 09/27/2016 09/27/2016: 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. Response: Bike parking is provided behind the ROW and does not extend into ROW. Comment Number: 16 Comment Originated: 09/27/2016 09/27/2016: The public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary Staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. Response: Noted. Comment Number: 17 Comment Originated: 09/27/2016 09/27/2016: There are existing utilities behind the sidewalk along Elizabeth Street which would need to be taken into account with the designing and construction of the project. Response: The existing utilities are taken into account with the design of this project. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/22/2016 09/22/2016: Generally, an Ecological Characterization Study (ECS) is required by Section 3.4.1 (D)(1) as the site is within 500 feet of known natural habitats and features (Larimer Canal #2 and associated habitat serving as a wildlife corridor). However, as there are intervening parcels and a road (W Elizabeth) between the natural habitat and features and the standard buffer would not extend to this project’s parcel, the ECS is waived for this site. Response: Noted. Comment Number: 2 Comment Originated: 09/22/2016 09/22/2016: Regarding lighting plans and in particular LED light fixtures, The American Medical Association (AMA) and International Dark-Sky Association (IDA) both recommend using lighting that has a corrected color temperature (CCT) of no more than 3000 degrees Kelvin in order to limit the amount of blue light in the night environment. Cooler color temperatures are harsher at night and cause more disruption to circadian (biological) rhythms for both humans and wildlife; blue light brightens the night sky and creates more glare than any other color of light. Both LED and metal halide fixtures contain large amounts of blue light in their spectrum, and exposure to blue light at night has been shown to harm human health and endanger wildlife. Therefore, use of warmer color temperature (warm white, 3000K or less) for light fixtures is preferred in addition to fixtures with dimming capabilities. Site light sources shall be fully shielded and down-directional to minimize up-light, light spillage and glare [see LUC 3.2.4(D)(3)]. If this project continues in the design process please submit a photometric plan and manufacture cut sheets of light fixtures at PDP. Response: Noted – project will comply with whatever specific fixtures or color temperature is required or preferred by the city. Comment Number: 3 Comment Originated: 09/22/2016 09/22/2016: A detailed landscape plan will need to be submitted that includes scientific and common names of all proposed species. City of Fort Collins street tree standards would apply; contact Tim Buchanan, City Forester (970-221-6361 or tbuchanan@fcgov.com) for any clarification on tree standards. In addition Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low-water-use plants and grasses in landscaping or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators; songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native Plants document available online and published by the City of Fort Collins Natural Areas Department for guidance on native plants that are appropriate for our CO Foothills ecotype; the link is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf Response: Detailed landscape plan will be submitted at Final Plan. Preliminary landscape plan submitted with this application. Comment Number: 4 Comment Originated: 09/22/2016 09/22/2016: Note that in approving the required Landscape Plan, the decision maker shall have the authority to determine the optimum placement and interrelationship of required landscape plan elements such as trees, vegetation, turf, irrigation, screening, buffering and fencing, based on the following criteria outlined in LUC Section 3.2.1(H): 1) protecting existing trees, natural areas and features; 2) enhancing visual continuity within and between neighborhoods; 3) providing tree canopy cover; 4) creating visual interest year round; 5) complementing the architecture of a development; 6) providing screening of areas of low visual interest or visually intrusive site elements; 7) establishing an urban context within mixed-use developments; 8) providing privacy to residents and users; 9) conserving water; 10) avoiding reliance on excessive maintenance; 11) promoting compatibility and buffering between and among dissimilar land uses; 12) establishing spatial definition. Response: Noted. Comment Number: 5 Comment Originated: 09/22/2016 09/22/2016: It appears the current site design would eliminate mature growth trees. LUC Section 3.2.1(C) requires developments to submit a landscape and tree protection plan, and if receiving water service from the City, an irrigation plan, that: "...(4) protects significant trees, natural systems, and habitat, and (5) enhances the pedestrian environment.”¿ Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. If any 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 (970-221-6361 or tbuchanan@fcgov.com) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. City Staff highly recommends keeping healthy, mature growth trees in place, as our urban tree canopy helps reduce energy costs in summer months, mitigates heat island effects, adds to the pedestrian environment, and provides habitat for local wildlife including songbirds and pollinators. Maintaining and enhancing the urban forest and tree canopy aligns with both the City of Fort Collins Nature in the City and City Plan goals. Response: Tree mitigation plan has been provided with this application. Comment Number: 6 Comment Originated: 09/22/2016 09/22/2016: If tree mitigation is necessary, please include the following note on the tree mitigation plan and/or landscape plan, as appropriate: ¿All tree removal shown shall be completed outside of the songbird nesting season (Feb 1 - July 31) or a survey will be conducted of the trees to be removed to ensure that no active nests are present." Response: Note has been added to tree mitigation and landscape plans Comment Number: 7 Comment Originated: 09/22/2016 09/22/2016: Our city has an established identity as a forward-thinking community that cares about the quality of life it offers its citizens now and generations from now. Thus, the City of Fort Collins has many sustainability programs and goals that may benefit this project. For example: 1) 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 2) Green Building Program: http://www.fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238 or traeker@fcgov.com 3) Solar Energy: http://www.fcgov.com/utilities/residential/renewables/solar-contractors-resource s, contact Norm Weaver at 970-416-2312 or nweaver@fcgov.com 4) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com 5) Nature in the City Strategic Plan: http://www.fcgov.com/natureinthecity/, contact Justin Scharton at 970-221-6213 or jscharton@fcgov.com 6) Urban Agriculture: http://www.fcgov.com/urbanagriculture, contact Spencer Branson at 970-224-6086 or sbranson@fcgov.com . In addition, the Northern Colorado Food Cluster is sponsored and supported by the City of Fort Collins. The executive Director, Brad Christensen, can be reached at director@nocofoodcluster.org Please consider City sustainability goals and ways this development can engage with these efforts. Let me know if I can help connect you to these programs. Response: We will endeavor to incorporate City sustainability programs and goals into the project design. Topic: Lighting Plan Comment Number: 8 Comment Originated: 09/28/2016 09/28/2016: Use of warmer corrected color temperature (warm white, 3000K or less) for light fixtures is preferred in addition to fixtures with dimming capabilities. For further information please see: 5 Popular Myths About LED Streetlights http://darksky.org/5-popular-myths-about-led-streetlights/ AMA Report Affirms Human Health Impacts form LEDs http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ Save Our Stars: City seeks to preserve night skies in Fort Collins http://www.coloradoan.com/story/news/2016/09/27/save-our-stars-city-seeks-pr eserve-night-skies/90970492/ Denver Post: Night Light Woes Spur Colorado Push to Restore Starry Skies http://www.denverpost.com/2015/11/20/night-light-woes-spur-colorado-push-to-r estore-starry-skies/ The Agenda Summary (9/20/16) Expressing Council's General Intent and Policy Considerations Regarding Night Sky Objectives. Available upon request and can be downloaded from the City of Fort Collins Public Records (City Docs) webpage. The Illuminating Engineers Society (IES) publication on Recommended Practice on Lighting for the Exterior Environment Current Research and Award-Winning Work done by Colorado IES members Response: Noted – project will comply with preferred color temperatures of light fixtures. Department: Historic Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/15/2016 09/15/2016: The property does not contain buildings 50 years old or older, and is not adjacent to designated or eligible historic properties. No further review from Historic Preservation is required. Response: Noted. Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/27/2016 09/27/2016: Light and Power has 3phase electric facilities running through the site and along the rear of the lot that can be utilized to provide power. Response: The team has been coordinating with Light and Power regarding the 3phase electric running through the center of the site. The 3phase electric is planned to be rerouted to west, around the building and back to Elizabeth Street. The team will continue to coordinate with Light and Power as we move forward with the design of the project. Comment Number: 2 Comment Originated: 09/27/2016 09/27/2016: Electric capacity fees, development fees, building site charges and system modification charges necessary to feed the site will apply to this development. Please contact me or visit the following website for an estimate of charges and fees: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees Response: Noted. Comment Number: 3 Comment Originated: 09/27/2016 09/27/2016: System modification charges will apply to remove/relocate existing electric infrastructure on the site. Light and Power has primary electric lines existing running north/south through the middle of the site and along the rear property line. It appears that these lines will need to be relocated as part of this project. The relocated lines will need to be placed within a utility easement on the site. Please note that there is a 10ft minimum separation requirement with electric lines and other utility main lines. Relocation and system modifications will be at the expense of the developer/owner of the project. Due to limited space on this site and the number of existing utility main lines running through the site, a utility coordination meeting is encouraged. Please contact Marc Virata in Engineering to schedule a utility coordination meeting. Response: The team has been coordinating with Light and Power regarding the 3phase electric running through the center of the site. The 3phase electric is planned to be rerouted to west, around the building and back to Elizabeth Street. The team will continue to coordinate with Light and Power as we move forward with the design of the project. A utility coordination meeting will be scheduled with staff. Comment Number: 4 Comment Originated: 09/27/2016 09/27/2016: Commercial service information forms (C-1 form) and a one line diagrams for the commercial meters will need to be completed and submitted to Light & Power Engineering for review. A link to the C-1 form is below: http://www.fcgov.com/utilities/business/builders-and-developers/development- forms-guidelines-regulations Response: Service forms and electrical one-line diagrams will be provided at later date when all tenant power requirements are known and finalized. Comment Number: 5 Comment Originated: 09/27/2016 09/27/2016: Transformer locations will need to be coordinated with Light & Power. Transformer must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. Response: As discussed in preliminary discussion with Light & Power, the existing transformer in the rear of the development will serve as the main source of power for the property. The easiest and cheapest solution is to put the transformer in a underground vault so that the clearances do not become an issue with the fire access lane. Comment Number: 6 Comment Originated: 09/27/2016 09/27/2016: Electric meter locations will need to be coordinated with Light and Power Engineering. Each residential unit will need to be individually metered. Response: Comment noted. Comment Number: 7 Comment Originated: 09/27/2016 09/27/2016: Light & Power will need AutoCAD files of the approved site plan, utility plans, and landscape drawings before final design of the electric facilities will begin Response: Noted. Comment Number: 8 Comment Originated: 09/27/2016 09/27/2016: Please contact Tyler Siegmund at Light & Power Engineering if you have any questions at 970.416.2772. Please reference our policies, construction practices, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 09/25/2016 09/25/2016: 2015 IFC CODE ADOPTION The Poudre Fire Authority and the City of Fort Collins are in the process of adopting the 2015 International Fire Code. Building plan reviews shall be subject to the adopted version of the fire code in place at the time of plan review submittal and permit application. Response: Noted – complying with 2015 code version. Comment Number: 2 Comment Originated: 09/25/2016 09/25/2016: AUTOMATIC FIRE SPRINKLER SYSTEM This building will require a full NFPA13 automatic fire sprinkler system under a separate permit. In addition: > IFC 903.2.9 & 903.2.9.1: GROUP S-2 - 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. > IFC 903.3.1.2.1: 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. > IFC 912.2: 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. Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970-416-2868. Response: Noted – project will comply. Comment Number: 3 Comment Originated: 09/25/2016 09/25/2016: FIRE STANDPIPE SYSTEM > IFC Sections 905 and 913: Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 or the 2012 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, or where the floor level of the lowest story is located more than 30 feet below the highest 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 approved fire pump may be required to achieve this minimum pressure. Buildings equipped with standpipes are required to have a hydrant within 100 feet of the Fire Department Connection. Response: Noted – project will comply. Comment Number: 4 Comment Originated: 09/25/2016 09/25/2016: WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A hydrant is required within 300' of any Commercial Building as measured along an approved path of vehicle travel. An exception to this rule pertains to buildings equipped with a standpipe system which require a hydrant within 100' of any Fire Department Connection (FDC). Hydrants on the opposite sides of major arterial roadways are not considered accessible. The existing utility infrastructure in the area appears to indicate this requirement may potentially be met at both the Mixed-Use and Parking structures. Applicant to verify hydrant locations, pressure and volume. Code language provided below. > IFC 507.5 and PFA Policy: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi residual pressure. Response: Standpipe system is proposed and FDC will be located within 100’ of a hydrant. Comment Number: 5 Comment Originated: 09/25/2016 09/25/2016: PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM TEST > IFC 510: New buildings require a fire department, emergency communication system evaluation after the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot be established within a building, public-safety radio amplification systems shall be designed and installed in accordance with criteria established by the Poudre Fire Authority. Response: Noted – project will comply if applicable. Comment Number: 6 Comment Originated: 09/25/2016 09/25/2016: FIRE LANES - PERIMETER ACCESS Fire access is required to within 150' of all exterior portions of any building, or facility as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road (West Elizabeth). Any private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. In addition, aerial apparatus access requirements are triggered for buildings in excess of 30' in height. Code language and fire lane specifications provided below. > IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. When any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access, the fire code official is authorized to increase the dimension if the building is equipped throughout with an approved, automatic fire-sprinkler system. Response: 20’ wide fire lane has been provided around perimeter of mixed use building. Comment Number: 7 Comment Originated: 09/25/2016 09/25/2016: AERIAL FIRE APPARATUS ACCESS ROADS In order to accommodate the access requirements for aerial fire apparatus (ladder trucks), buildings over 30' in height have additional fire lane requirements. At this time, the proposed site plan does not appear to meet those requirements. In such circumstances where the size and scope of project do not allow prescriptive code compliance, the project may attempt to meet the intent of the fire code via alternative means. Further discussion will be required. Code language provided below. > IFC D105.1: WHERE REQUIRED - 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. > IFC D105.2; FCLUC 3.6.2(B)2006; and Local Amendments: WIDTH - 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. > IFC D105.3: PROXIMITY TO 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. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. Response: Project shall comply via alternative means with some additional hi-rise compliance with fire code as agreed upon by prior conversations with the fire department. Comment Number: 8 Comment Originated: 09/25/2016 09/25/2016: MULTIPLE-FAMILY RESIDENTIAL DEVELOPMENTS > IFC D106.2: Multiple-family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. Response: Two separate access to the perimeter fire lane are included Comment Number: 9 Comment Originated: 09/25/2016 09/25/2016: FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: > Shall be designated on the plat as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. > Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. > Be visible by painting and/or signage, and maintained unobstructed at all times. Sign locations or red curbing should be labeled and detailed on final plans. > Additional access requirements exist for buildings greater than 30' in height. Refer to Appendix D of the 2012 IFC or contact PFA for details. International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments. Response: Noted. Fire lane has been included per codes above. Comment Number: 10 Comment Originated: 09/25/2016 09/25/2016: ROOF ACCESS > 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: Noted – project provides stair access to roofs. Comment Number: 11 Comment Originated: 09/25/2016 09/25/2016: BUILDINGS OVER 75' IN HEIGHT A building with an occupied floor located more than 75 feet above the lowest level of fire department vehicle access is considered a High-Rise Building and will be held to applicable codes. Rooftop assemblies may trigger this requirement. Response: Building not more than 75’ in height. Comment Number: 12 Comment Originated: 09/25/2016 09/25/2016: FIRE PITS & GRILLS Fire pits & grills fueled by natural gas may be allowed in association with multi-family buildings with prior approval of the fire marshal. Wood burning or smoke producing fire pits & grills are strictly prohibited. Fire pits & grills shall be located in a permanent/fixed location, such as a built-in kitchen or fireplace with UL fixtures as appropriate. Connections shall have hard pipe, not flex pipe. Fire pits and grills shall have a 10' separation to combustible construction and/or vegetation. This distance is measured both horizontally and vertically from the fire source. Response: Project will comply and seek fire marshal approval for any common area amenity spaces that shall have fire pits or grills (fueled by natural gas only). Comment Number: 13 Comment Originated: 09/25/2016 09/25/2016: 5-STORY PARKING GARAGE The parking garage is considered a separate structure with specific fire code comments provided here. > Fire access is required to within 150' of all perimeter portions of the structure. > Aerial requirements pertain to buildings over 30' in height. It is unclear if aerial access can be met in part, from the private drive to the west. > Roof access is required. > Standpipes required in the stairwells. > FDC required within 100' of a hydrant. Response: Parking structure is 36’-8” in height, fire access to within 150’ of perimeter can be achieved from fire lane loop at residential building and via private drive to the west. Comment Number: 14 Comment Originated: 09/25/2016 09/25/2016: MISCELLANEOUS > The proposed loading zone appears to be in conflict with the fire lane on the NE side of the building. > The design and/or intent of the proposed 20' wide drivable "Green" fire lane access requires surface remains unclear. Grasscrete or other similar surface will not be acceptable in this application. Refer to fire lane specifications in previous comments. > Proposed rooftop amenities appear to create an A-2 assembly which will require IBC and IFC code compliance for exiting, sprinklering, fire separation, etc. > Rooftop gardens and landscaped roofs shall be shown to comply with IFC 317. > PFA would like to entertain a discussion about naming the private drive to the west. This conversation will need to include city staff since the existing residential units on this drive are most likely addressed off of W. Elizabeth. Response: Loading zone occurs inside the parking garage of the mixed use building. No parking or loading will occur in the fire lane. Department: Planning Services Contact: Jason Holland, 970-224-6126, jholland@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/23/2016 09/23/2016: How long does it take to get a car from one parking level to another? Is it realistic for 2 elevators to accommodate transfer btw. four floors/238 parking spaces, without bottlenecks that would confine autos trying to exit from the 44 spaces in the main building area? How is this managed? Response: Parking structure re-designed with switch-back ramp. No vehicular elevators with new design. Comment Number: 2 Comment Originated: 09/23/2016 09/23/2016: The project is within the West Central Subarea Plan WCAP. Please be aware of the plan goals and recommendations. The document is here: http://www.fcgov.com/planning/west area plan.php The site is also influenced by the West Elizabeth Enhanced Travel Corridor Plan, which is currently being drafted and is available for review here: http://www.fcgov.com/westelizabeth/ Response: Noted. Both plans have been taken into consideration and included in multiple meetings with City Planner. Comment Number: 3 Comment Originated: 09/23/2016 09/23/2016: Mixed-use development should be explored in the CC zone district under all of the following WCAP guidelines: 1. Emphasize height and mass transitioning to upper stories; 2. Horizontal, vertical and edge modulation and material variation; 3. Ground floor transparency, with windows for at least 75% of the façade; 4. Provide courtyards, plazas and open space both for gathering areas and as a means of further breaking down the perceived scale of structures. Response: Noted. Upper story has been stepped back; multiple materials provided; ground floor transparency is met; two interior courtyards, rooftop pool amenity and perimeter pedestrian plaza included. Comment Number: 4 Comment Originated: 09/23/2016 09/23/2016: As the building design evolves, staff recommends that you focus on providing a design concept that is unique to Fort Collins and the area context by focusing on the material palette, mass transition, and transition to an acceptable street massing relative to height/setbacks. The most important components are the use of materials to provide an authentically detailed building, and for the building design to contribute to vibrant, comfortable and visually interesting street-oriented gathering spaces. Response: Building architecture and material palette designed to blend with local materials and colors and comply with required setbacks and relate to adjacent contextual plazas/buildings. Comment Number: 5 Comment Originated: 09/23/2016 09/23/2016: Staff recommends that you use a contextual setback and set the building footprint base levels back proportionally at ground level -- see plans for Fairview to the east and Uptown Plaza to the west. This will also enable the courtyard and plaza space that is referenced. The balcony provided is helpful as part of a massing transition, but staff is assuming this is private space that does not contribute to space that is part of the street, where it would be more publicly accessible. Response: Contextual setback has been included on Site Plan Comment Number: 6 Comment Originated: 09/23/2016 09/23/2016: An open question is whether an east/west street connection is needed to support the program. At a minimum, an east/west sidewalk connection will need to be maintained. This could partially satisfy the block requirement in the CC zone as part of a modification request, should there be evidence that a vehicular connection is not needed. LUC 4.18(E)(2)(b):The C-C District limits the block size to 7 acres. This is to allow better connectivity and multi modal circulation through blocks. Response: Pedestrian access has been included to the east via an existing walk through the Matador Apartment complex. Comment Number: 7 Comment Originated: 09/23/2016 09/23/2016: The quality of the architectural program must be "four sided" and include transitional elements around the perimeter, including the incorporation of perimeter trees (Full Tree Stocking) and other landscape elements. Response: Noted. See alternative compliance for Full Tree Stocking Comment Number: 8 Comment Originated: 09/23/2016 09/23/2016: How will the tree stocking requirement be addressed around the building perimeters? Response: See alternative compliance request for Full Tree Stocking Comment Number: 9 Comment Originated: 09/23/2016 09/23/2016: Staff recommends that the building mass be designed so that the 5th story be significantly stepped back along Elizabeth Street. Please provide massing diagrams/alternatives with views from the street, as well as other views at eye level. The perspective views can be provided with a full submittal. Response: 5th Story has been significantly stepped back along Elizabeth Street. Comment Number: 10 Comment Originated: 09/23/2016 09/23/2016: Building Height Measured in Stories. In measuring the height of a building in stories the following measurement rules shall apply: (a) A balcony or mezzanine shall be counted as a full story when its floor area is in excess of one-third (1/3) of the total area of the nearest full floor directly below it. (b) No story of a commercial or residential building shall have more than twenty-five (25) feet from floor to floor. Exemptions From Building Height Regulations. The following structures and features shall be exempt from the height requirements of this Land Use Code: (1) chimneys, smokestacks or flues that cover no more than five (5) percent of the horizontal surface area of the roof; (2) cooling towers, ventilators and other similar equipment that cover no more than five (5) percent of the horizontal surface area of the roof; (3) elevator bulkheads and stairway enclosures that cover no more than five (5) percent of the horizontal surface area of the roof; (4) fire towers; (5) utility poles and support structures; (6) belfries, spires and steeples; (7) monuments and ornamental towers; (8) solar energy systems. Response: Noted. See Modification request for Building Height Measure in Stories. Comment Number: 11 Comment Originated: 09/23/2016 09/23/2016: The proposed West Elizabeth ETC calls for a wide public sidewalk and to accommodate protected bike lanes, with a walk and tree parkway depth of at least 12 feet total all within the current public ROW. The Uptown uses tree grates and it seems most appropriate to continue this pattern but with a tighter spacing. Response: ETC section for this portion of Elizabeth calls for 78’ ROW, existing section is 80’ ROW. ETC improvements shown with interim and final designs. Comment Number: 12 Comment Originated: 09/28/2016 09/23/2016: Shading impacts will need to be analyzed and may be an issue. This is mentioned two places in the LUC. Section 3.2.3 is the first, and is more restrictive, but does not apply to project in the CC or TOD district. You should read through this section for perspective. The other section where shadowing is mentioned is in LUC 3.5.1(G), which requires a special height review for buildings taller than 40 feet. This height review will need to be submitted with the project plans. As an example of a good readable graphic format, the Overlook is a good example. Response: Shadow studies included with PDP submittal. Comment Number: 13 Comment Originated: 09/30/2016 09/30/2016: Please be aware that the height review involves more than just the shadow analysis. See LUC 3.5.1(G) criteria. Response: Building height requirements of both zoning lots are met with revised parking structure design. Department: Stormwater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: General Comment Number: 2 Comment Originated: 09/27/2016 09/27/2016: 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 Criteria Manual. Response: Comment noted. Comment Number: 3 Comment Originated: 09/27/2016 09/27/2016: A drainage report and construction plans are required and they must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four-step process for selecting structural BMPs. Response: Drainage report and construction plans are included with this resubmittal. Drainage report addresses 4 step process for selecting BMPs. Comment Number: 4 Comment Originated: 09/27/2016 09/27/2016: It is important to document the existing impervious area since drainage requirements and fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required prior to the time fees are calculated for each building permit. Response: An existing and proposed pervious/impervious area exhibit is included in this resubmittal. Comment Number: 5 Comment Originated: 09/27/2016 09/27/2016: When improvements are being added to an existing developed site, onsite detention is only required if there is an increase in impervious area greater than 5000 square feet. If it is greater, onsite detention is required with a 2-year historic release rate for water quantity. Response: There is a net decrease in impervious area and therefore onsite detention is not required. Reference the existing and proposed area exhibit included in this submittal. Comment Number: 6 Comment Originated: 09/27/2016 09/27/2016: Fifty percent of the site runoff is required to be treated using the standard water quality treatment as described in the Fort Collins Stormwater Manual, Volume 3-Best Management Practices (BMPs). (http://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations/stormwater-criteria) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. Response: 50% of the site is planned to be treated via permeable pavers within the fire access road surrounding the proposed building. Comment Number: 7 Comment Originated: 09/27/2016 09/27/2016: Low Impact Development (LID) requirements are required on all new or redeveloping property which includes sites required to be brought into compliance with the Land Use Code. These require a higher degree of water quality treatment with one of the two following options: a. 50% of the newly added or modified impervious area must be treated by LID techniques and 25% of new paved areas must be pervious. b. 75% of all newly added or modified impervious area must be treated by LID techniques. Response: 50% of the site is planned to be treated by permeable pavers and more than 25% of the paved roads will be pervious pavers, thus meeting criteria “a” above. Comment Number: 8 Comment Originated: 09/27/2016 09/27/2016: The stormwater outfall for this site appears to be the 15-inch public storm water pipe in Elizabeth Street. There are also a myriad of other private storm lines that are located within these parcels that appear to serve the subject site and adjacent parcels. Redesign of this site will need to ensure that all adjacent parcels still have stormwater storage and/or conveyance through or around this site. Response: Storm drainage from the south of the proposed development is planned to be rerouted around our development and maintain the outfall to Elizabeth Street. Reference proposed utility plans included in this submittal. Comment Number: 9 Comment Originated: 09/27/2016 09/27/2016: There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on-going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-im pact-development Response: Comment noted. Comment Number: 10 Comment Originated: 09/27/2016 09/27/2016: The 2016 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious area over 350 square feet and there is a $1,045/acre of site 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 at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees or contact Jill White at 416-4252 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. Response: Noted. Comment Number: 11 Comment Originated: 09/28/2016 09/28/2016: The 15-inch storm pipe in Elizabeth street looks like it is situated south of the roadway and sidewalk. If this pipe isn’t already located within the ROW or a utility easement, an easement will need to be dedicated for this pipe within this project parcel. Response: The existing 15-inch storm pipe along Elizabeth will be within the proposed utility easement along Elizabeth Street, south of the right-of-way. Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 09/16/2016 09/16/2016: 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; an Erosion Control Plan, an Erosion Control Report, and an Escrow / Security Calculation. If you need clarification concerning the erosion control section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com Response: Comment noted and erosion control materials will be submitted with FDP. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/21/2016 09/21/2016: As of January 1, 2015 all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Response: Survey and proposed plans are on the NAVD88 vertical datum. Comment Number: 2 Comment Originated: 09/21/2016 09/21/2016: If submitting a replat for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Response: Comment noted. Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/30/2016 09/30/2016: The anticipated traffic volume from this development meets the threshold for needing a Traffic Impact Study. Please have your traffic engineer contact me to scope the study. Response: Traffic Impact Study is included with this submittal. Comment Number: 2 Comment Originated: 09/30/2016 09/30/2016: This development is within the soon to be adopted West Elizabeth Corridor plan area (http://www.fcgov.com/westelizabeth). A crosswalk with Rapid Rectangular Flashing beacon is shown to connect along this frontage. Response: Comment noted. Comment Number: 3 Comment Originated: 09/30/2016 09/30/2016: Access is preferred off of the private drive as shown. The loading zone off of Elizabeth will not work with out a turn around location on the site (ie no backing onto Elizabeth). Response: Trucks and access is planned via the fire access lane, loading areas are proposed within the parking structure. Backing out onto Elizabeth is not proposed. Department: Water-Wastewater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/27/2016 09/27/2016: There is an existing 12-inch water main in Elizabeth Street with an existing 4-inch fire service and an existing 1.5-inch domestic service to the old Potts restaurant. Response: The existing 12-inch water service will be tapped for a new fire line. The existing 4” service will be used to serve as domestic water service for retail and residential uses. Comment Number: 2 Comment Originated: 09/27/2016 09/27/2016: There is an existing 6-inch water main in the access drive west of the subject site. From this main there is an existing 2-inch domestic service to the brewery building. Response: The 6” water service within the private drive will be tapped and used for a 6” fire line to service the parking structure sprinkler system. Comment Number: 3 Comment Originated: 09/27/2016 09/27/2016: You will need to provide separate water and sewer services for commercial and residential uses. Response: Separate services for water and sewer are provided for retail and residential space. Comment Number: 4 Comment Originated: 09/27/2016 09/27/2016: The water services and meters for this project site will need to be sized for the building for each use type and based on the AWWA M22 manual design procedure. A sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows will need to be provided as a part of the final submittal package for this project. Response: Commented noted. Sizing justification will be provided with submittal of FDP. Comment Number: 5 Comment Originated: 09/27/2016 09/27/2016: There is an existing 8-inch sewer main aligned through this site and along Elizabeth Street (see the utility schematic). Since this sewer main services several parcels surrounding the subject property, this sewer main will need to be maintained in its current configuration or if realigned in some way, it must still be able to continue servicing all other surrounding properties. Response: Comment noted. Sewer service is rerouted through the site and it is noted that service will need to be maintained to these existing properties. Comment Number: 6 Comment Originated: 09/27/2016 09/27/2016: The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards Response: Noted. Comment Number: 7 Comment Originated: 09/27/2016 09/27/2016: Development fees and water rights will be due at building permit. Response: Noted. Comment Number: 8 Comment Originated: 09/28/2016 09/28/2016: Note that sewer easements are typically a minimum of 30’ wide, 15’ on either side of the pipeline and that we generally don’t allow for permeable pavers to be located along a public utility main corridor. Response: Sewer easements are proposed but they are less than the recommended 30’ due to limited space. Permeable pavers are the most logical design choice with regards to water quality treatment. In order to treat more than 50% of the site, permeable pavers are proposed around the entire building perimeter. We are proposing to relocate sanitary sewer services through our site, but they are at the edge of the proposed permeable paver limit. Department: Zoning Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/29/2016 09/29/2016: All developments shall provide adequately sized, conveniently located, accessible trash and recycling enclosures each in an enclosure and screened from public view. Each enclosed area shall be designed to have a separate walk-in access as per LUC 3.2.5. If trash/recycling chutes are to be used, the chutes shall need to be designed to have a large enough capacity to accommodate cardboard recycling. Cardboard cannot be disposed of as trash and is illegal within the city of Fort Collins. If assistance with appropriate sizing and design of trash enclosures is needed please contact Caroline Mitchell #970-221-6288. Response: Trash area provided internally within podium parking area. Trash chutes shall comply with cardboard recycling requirements. Comment Number: 2 Comment Originated: 09/29/2016 09/29/2016: All developments need to submit a landscaping and tree protection plan, with the intent to establish groves and belts of trees along all city streets, parking lots, and in all landscaped areas in order to establish at least a partial urban tree canopy as per LUC 3.2.1 . Response: Tree mitigation and Preliminary Landscape plan have been provided. Full landscape plan to be prepared at Final Plan. Comment Number: 3 Comment Originated: 09/29/2016 09/29/2016: The minimum amount of bicycle parking for this development is 1 per bedroom for the multi-family residential units for a total of 396 spaces, with 60% enclosed and 40% fixed . The retail space requires 2 per 4,000 sq ft or 4 minimum spaces, with 20% enclosed and 80% fixed. Location of bicycle parking will need to be provided at submittal. Response: Noted. Residential bike parking included 100% enclosed spaces in units, see unit layout plans. Bike parking for retail use added along Elizabeth frontage. Comment Number: 4 Comment Originated: 09/29/2016 09/29/2016: The total parking spaces shown are 384, which would require a modification, unless the total parking can be brought up to the minimum amount of parking required in multi-family dwellings. Response: See Modification Request for TOD Parking Standards Comment Number: 5 Comment Originated: 09/29/2016 09/29/2016: LUC 3.2.2(K)(5) All parking lots and structures shall provide a minimum amount of handicap parking. At least one such space per lot shall be designated, van-accessible and must be a minimum 8 ft wide and adjoin a minimum 8 ft wide access aisle. Response: Noted. Comment Number: 6 Comment Originated: 09/29/2016 09/29/2016: LUC 3.2.2(L) Parking stall dimensions required are 19'¿x9'¿ with a two way drive aisle of 24'¿. Response: Residential parking utilizes long-term and compact stall dimensions, retail utilizes standard stall dimensions. See Modification Request for Drive Aisle Reduction Comment Number: 7 Comment Originated: 09/29/2016 09/29/2016: LUC 3.5.1(G) The project will need a shadow analysis for buildings over 40ft in height. Response: Shadow analysis provided in submittal. Comment Number: 8 Comment Originated: 09/29/2016 09/29/2016: The project will need to include a lighting plan. This is a photometric site plan with catalog cut-sheets of the fixtures. Response: Photometric plan and fixture cut sheets included. Comment Number: 9 Comment Originated: 09/29/2016 09/29/2016: LUC 3.2.1 A landscape plan is required. Response: Preliminary Landscape plans have been provided. Full landscape plan to be prepared at Final Plan.