HomeMy WebLinkAboutLINCOLN CORRIDOR HOTEL - PDP - PDP170026 - 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
August 05, 2016
Edwin Mocke
1575 Gilpin St
Denver, CO 80218
RE: Staybridge Suites - Preliminary Design Review, PDR160010, 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, Clay Frickey, at 970-224-6045 or cfrickey@fcgov.com.
Comment Summary:
Department: Engineering Development Review
Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/03/2016
08/03/2016: 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. Acknowledged
Comment Number: 2 Comment Originated: 08/03/2016
08/03/2016: 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 Acknowledged
Comment Number: 3 Comment Originated: 08/03/2016
08/03/2016: 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. Acknowledged
Comment Number: 4 Comment Originated: 08/03/2016
08/03/2016: 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. Acknowledged
Comment Number: 5 Comment Originated: 08/03/2016
08/03/2016: 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 Acknowledged
Comment Number: 6 Comment Originated: 08/03/2016
08/03/2016: 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 (15 foot along an arterial, 8 foot along an alley, and 9
foot along all other street classifications). Lincoln Avenue is considered a 2
lane arterial roadway. As proposed, 5 additional feet will be required behind the
Lincoln ROW line to accommodate the 15¿ utility easement. Information on the
dedication process can be found at:
http://www.fcgov.com/engineering/devrev.php. Acknowledged
Comment Number: 7 Comment Originated: 08/03/2016
08/03/2016: In accordance with Section 24-95 of the City Code, the Developer
is responsible for their local portion of public streets adjacent to the Property.
With the Lincoln Corridor Plan, these improvements will be installed. The project
is required to repay the City for the local portion of infrastructure and any ROW
that was purchased for these improvements. Acknowledged
Comment Number: 8 Comment Originated: 08/03/2016
08/03/2016: As proposed, the full movement access to the west and the right
in/right out access to the east will not be allowed. Per the Lincoln Corridor Plan
and LCUASS spacing requirements, the access to the site needs to line up with
3rd Street. A full movement intersection can also line up with the existing Odell
driveway.
Design team submitted TIS reports and exhibits to the city and have shown feasibility and safety for the full
movement intersection to remain on the west end of the property. This was agreed upon with city staff. The
east point will be right out ONLY for emergency and service vehicles only.
Comment Number: 9 Comment Originated: 08/03/2016
08/03/2016: Civil construction plans will be required. A Development Agreement will be required recorded
once the project is finalized with recordation costs paid for by the applicant. Acknowledged
Comment Number: 10 Comment Originated: 08/03/2016
08/03/2016: 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.
Acknowledged
Comment Number: 11 Comment Originated: 08/03/2016
08/03/2016: A Development Construction Permit (DCP) will need to be obtained prior to starting any work
on the site. Acknowledged
Comment Number: 12 Comment Originated: 08/03/2016
08/03/2016: A utility coordination meeting on this site is suggested. Utility coordination meetings if
requested are typically scheduled after the preliminary submittal of the project, but can be scheduled prior
to submittal upon request. Please provide a site plan with preliminary utility layout for routing with the
meeting notice. If you are interested in having a utility coordination meeting, please contact the
development review engineer for scheduling. Acknowledged.
Comment Number: 13 Comment Originated: 08/03/2016
08/03/2016: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on
parking design.
A modification for this is being requested. The existing parking lot for Insitu and the Staybridge parking lot
would be in alignment on the street frontage. This will create a better more uniform and consistent
streetscape along Lincoln Ave.
Comment Number: 14 Comment Originated: 08/03/2016
08/03/2016: 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.
No encroachments shall be made on the site or landscape plans.
Comment Number: 15 Comment Originated: 08/03/2016
08/03/2016: Any rain gardens within the right-of-way cannot be used to treat the
development/ site storm runoff. We can look at the use of rain gardens to treat
street flows – the design standards for these are still in development. Acknowledged
Comment Number: 16 Comment Originated: 08/03/2016
08/03/2016: 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.
All bike parking is shown outside of public ROW.
Comment Number: 17 Comment Originated: 08/03/2016
08/03/2016: In regards to construction of this site, 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. Acknowledged
Department: Environmental Planning
Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/02/2016
08/02/2016: An Ecological Characterization Study (ECS) is required by City of
Fort Collins Land Use Code (LUC) Section 3.4.1 (D)(1) as the site is within 500
feet of a known natural habitat (Poudre River Corridor). Please note the buffer
zone standard for this section of the Poudre River is 300 feet, as identified in
Section 3.4.1(E) of the Land Use Code, as you proceed with your site design
process. This buffer standard will affect the site layout that is currently proposed.
The buffer for the Poudre River will be measured from the top of bank line, so
please delineate this as part of the ECS. The ECS should document the natural
habitats and features within 500 feet of the site and provide detailed
recommendations for protecting and enhancing the Poudre River corridor and
other features on or adjacent to the site.
Please contact me if you would like to further discuss the ECS scope and
requirements. The ECS is due a minimum of 10 days prior to the PDP
submittal.
The river buffer was discussed with City staff on multiple occasions. Based on final discussions at the June
13, 2017 meeting the buffer will be an average of 200’ from top of river bank and will follow the back of
parking so that monitoring area is clear for City staff in the future.
Comment Number: 2 Comment Originated: 08/02/2016
08/02/2016: The narrative notes that an average of a 300' buffer from the
Poudre River will be maintained, though the conceptual site plan shows the
parking lot and building encroaching into the 300' buffer. Buildings and parking
lots are not allowable uses within a buffer zone. Please clarify the applicant's
intent for the buffer.
Note that the decision maker can reduce or enlarge any portion of the buffer
zone to protect the ecological character of the resource being protected. This
project will be assessed for compliance with each of the performance standards
in Section 3.4.1(1)(E) of the Land Use Code.
As discussed at the June 13, 2017 meeting a small portion of the one story parking garage will be within
the 300’ buffer. Parking that are within the buffer will low impact with permeable pavers and designed
without curb on the south side of parking. Stalls will be 17’ length to reduce pavement and utilized a 2’
overhang. Native planting all along the parking stalls shall reduce headlight disturbances into the restored
native area. 0.9 +/- AC will be restored from the currant gravel parking and storage to a detention area with
grasses, native shrubs and trees.
Comment Number: 3 Comment Originated: 08/02/2016
08/02/2016: Note that within a designated Natural Habitat Buffer Zone, the City
has the ability to determine if the landscaping within the zone is incompatible
with the purposes and intent of the buffer zone [Section 3.4.1(E)(1)(g)]. Please
ensure the ECS discusses existing vegetation on-site and identifies restoration
needs and options.
The landscaping with the buffer zone works in incorporate the plant species listed in the COFC Stormwater
Standards and Guidelines. The COFC detention area seed mix was also specified on the plans.
Comment Number: 4 Comment Originated: 08/02/2016
08/02/2016: Projects in the Vicinity of the Poudre River must also comply with
Section 3.4.1(I)(1) of the Land Use Code, which states the following: “Projects in
the vicinity of large natural habitats and/or natural habitat corridors, including,
but not limited to, the Poudre River Corridor and the Spring Creek Corridor,
shall be designed to complement the visual context of the natural habitat.
Techniques such as architectural design, site design, the use of native
landscaping and choice of colors and building materials shall be utilized in such
manner that scenic views across or through the site are protected, and
manmade facilities are screened from off-site observers and blend with the
natural visual character of the area. These requirements shall apply to all
elements of a project, including any aboveground utility installations.”
See above responses to comments 2 and 3 for design approach.
Comment Number: 5 Comment Originated: 08/02/2016
08/02/2016: This project must also comply with the following standard, as it is
adjacent to the Homestead Natural Area:
"Section3.4.1(L) Compatibility with Public Natural Areas or Conserved Land. If
the project contains or abuts a publicly owned natural area or conserved land,
the development plan shall be designed so that it will be compatible with the
management of such natural area or conserved land. In order to achieve this,
the development plan shall include measures such as barriers or landscaping
measures to minimize wildlife conflicts, setbacks or open space tracts to
provide a transition between the development and the publicly owned natural
area or conserved land, and educational signage or printed information
regarding the natural values, management needs and potential conflicts
associated with living in close proximity to such natural area or conserved land.
The Land Use Code requires that whenever a project abuts a Natural Area, then
compatibility with and reasonable public access to that Natural Area is required.
Please ensure your ECS addresses this code requirement, see Section
3.4.1(L)(M) for more information.
See above comment responses to comments 2 and 3. The Staybridge site also provides a sidewalk and
bike connection for the public through the site from Lincoln Avenue to the Poudre Trail. The property owner
will maintain this connection.
Comment Number: 6 Comment Originated: 08/02/2016
08/02/2016: With respect to lighting, the City of Fort Collins Land Use Code,
Section 3.2.4(D)(6), requires that "natural areas and natural features shall be
protected from light spillage from off site sources." Thus, lighting from the
parking areas or other site amenities shall not spill over to the buffer areas.
Because parking is being shown with the buffer areas lighting will occur in buffer areas. The planting plan
shows evergreen trees and deciduous trees behind then lights to block any spillage of the light into the
buffer area from the parking spaces.
Comment Number: 7 Comment Originated: 08/02/2016
08/02/2016: The City of Fort Collins 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.
Plant species from the COFC Stormwater Standards and Guidelines have been used within the buffer zone
and detention area. Low to medium species that area pproriate for hotel setting have been chosen for on
site around the Staybridge building.
Comment Number: 8 Comment Originated: 08/02/2016
08/02/2016: In regard to 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.
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 recommended, in
addition to fixtures with dimming capabilities. For further information regarding
health effects please see:
http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/.
Noted, lights shown as requested.
Comment Number: 9 Comment Originated: 08/02/2016
08/02/2016: The applicant should make note of Article 3.2.1(C) that 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.
There is no existing vegetation on the developed portion of the site. The site will not be disturbing anything
along the Poudre River banks. If chosen bank protection measures by the COFC disturbs any existing trees
or vegetation City will mitigate for.
Comment Number: 10 Comment Originated: 08/02/2016
08/02/2016: 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."
See above note.
Comment Number: 11 Comment Originated: 08/02/2016
08/02/2016: Our city has an established identity as a forward-thinking
community that cares about the quality of life it offers its citizens now and into
the future. Thus, the City of Fort Collins has many sustainability programs and
goals that may benefit this project. Of particular interest may be the:
1) ClimateWise program: fcgov.com/climatewise/
2) 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
3) Green Building Program: fcgov.com/enviro/green-building.php, contact Tony
Raeker at 970-416-4238 or traeker@fcgov.com
4) Solar Energy: www.fcgov.com/solar, contact Norm Weaver at 970-416-2312
or nweaver@fcgov.com
5) Integrated Design Assistance Program: fcgov.com/idap, contact Gary
Schroeder at 970-224-6003 or gschroeder@fcgov.com
6) Nature in the City Strategic Plan: http://www.fcgov.com/natureinthecity/,
contact Justin Scharton at 970-221-6213 or jscharton@fcgov.com
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.
Noted.
Comment Number: 11 Comment Originated: 08/03/2016
08/03/2016: COMMENTS FROM NATURAL AREAS STAFF
1. There has been some cutting into the river bank during recent flooding and
the Poudre Trail is getting undercut on this property. Please coordinate with the
Parks/Park Planning departments for more details, but moving the trail back
away from the Poudre River bank is probably needed on this site.
2. For the native area, please coordinate with our Natural Areas Botanist,
Crystal Strouse (cstrouse@fcgov.com), to ensure that the plant species used
are native to the site (not just native to Colorado).
3. The proposed path to the hotel is a pretty wide curve and people will tend to
short-cut across the property (even with a picnic table there). Staff suggests a
more direct route that ends on a straight section of the Poudre Trail, not at a
curve in the trail. Also, do not use tall plantings (tall shrubs/trees) near the
junction with the Poudre Trail to ensure adequate sight distance for guests
connecting to the main trail by foot or bike.
4. The picnic area by the river may attract use by the local homeless population.
Please consider how this issue will be addressed. Homeless persons
frequently use the benches at Homestead Natural Area and leave trash, etc.
5. A 300-ft buffer is preferred by Natural Areas, rather than the reduced buffer
shown on the plans.
At the June 13, 2017 meeting with staff it was discussed that the trail alignment would be shown on the
PDP plans as moved back from eroding bank. Proposed alignment would be sent to staff for comments,
alignment would be free of sharp turns and will only be shown within the property lines of Staybidge. A
direct connection from Lincoln is being provided as a 10’ wide multi-modal trail at end of parking lot that will
be maintained by owner. No planting at intersection on shown on plans for sight distances onto Poudre
Trail. No picnic table is being shown, as it is not compatible with buffer area requirements. Buffer has been
reduced to average of 200’, high level of performance standards are being used within the restored .9 +/-
area of buffer.
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 08/05/2016
08/05/2016:
Contact the City Forester for an onsite meeting to review any existing trees on
the site and to obtain information for the tree protection and mitigation plan.
There are no existing trees on site of development. The site will not be extending south of the Poudre Trail
all trees to be shown as protected. Any trees that need to be removed for bank stabilization design of City
will be for City to mitigate for.
Department: Light And Power
Contact: Coy Althoff, , CAlthoff@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/01/2016
08/01/2016: Single & 3-phase power is available along the south side of
Lincoln Ave. as well as a portion of the east property line. Acknowledged
Comment Number: 2 Comment Originated: 08/01/2016
08/01/2016: 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. Acknowledged
Comment Number: 3 Comment Originated: 08/01/2016
08/01/2016: Contact Light and Power Engineering to coordinate the
transformer and electric meter locations, please show the locations on the utility
plans. Acknowledged
Comment Number: 4 Comment Originated: 08/01/2016
08/01/2016: 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: 5 Comment Originated: 08/01/2016
08/01/2016: You may contact FCU Light & Power, project engineering if you
have questions. (970) 221-6700. Please also reference our Electric Services
Standards (ESS) document at the following link.
http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandar
ds_FINAL_17June2016.pdf Acknowledged
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 07/22/2016
07/22/2016: FIRE LANES
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
(E Lincoln) and a fire lane will be required on the property. All private drives
serving as fire lanes 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.
STRUCTURES EXCEEDING 30' IN HEIGHT
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.
On April 19, 2017 an email was sent with the following text from Jim , “Yes, the 26’ drive aisle would still be
an acceptable fire lane width for a building over 30’ in height. That 26’ drive lane would need to be
positioned no closer than 15’ to the building and no further than 30’ from the building. The site plan you
sent appears at this time, to fall within that required range.” An EAE of 26’ is on the west and south side
and reduces to a 24’ EAE on the east side.
Comment Number: 2 Comment Originated: 07/22/2016
07/22/2016: 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 future
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. Acknowledged, plans reflect these items
Comment Number: 3 Comment Originated: 07/22/2016
07/22/2016: FIRE LANE SIGNS
The limits of the fire lane shall be fully defined. Fire lane sign locations should be
indicated on future plan sets however the applicant should understand that
additional signage may be required at time of inspection and final CO. Code
language provided below.
> IFC D103.6: Where required by the fire code official, fire apparatus access
roads shall be marked with permanent NO PARKING - FIRE LANE signs
complying with Figure D103.6. Signs shall have a minimum dimension of 12
inches wide by 18 inches high and have red letters on a white reflective
background. Signs shall be posted on one or both sides of the fire apparatus
road as required by Section D103.6.1 or D103.6.2. Acknowledged, plans reflect these items
Comment Number: 4 Comment Originated: 07/22/2016
07/22/2016: AUTOMATIC FIRE SPRINKLER SYSTEM
This building will require a full NFPA13 automatic fire sprinkler system under a
separate permit. Please contact Assistant Fire Marshal, Joe Jaramillo with any
fire sprinkler related questions at 970-416-2868. Acknowledged
Comment Number: 5 Comment Originated: 07/22/2016
07/22/2016: FDC
> IFC 912.2: 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. Acknowledged
Comment Number: 6 Comment Originated: 07/22/2016
07/22/2016: 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. Hydrants on the opposite
sides of major arterial roadways are not considered accessible. In this case, the
hydrant requirement appears to be met with the existing utility infrastructure
available in the area; however it's the applicant's responsibility to verify location,
pressure and volume. Code language provided below. Acknowledged
> IFC 507.5 and PFA Policy: COMMERCIAL REQUIREMENTS: Hydrants to
provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet
to the building, on 600-foot centers thereafter. Acknowledged
Comment Number: 7 Comment Originated: 07/22/2016
07/22/2016: 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.
Acknowledged
Comment Number: 8 Comment Originated: 07/22/2016
07/22/2016: FIRE PITS & GRILLS
Fire pits & grills fueled by natural gas are allowed. 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.
All firepits have 10’ of pavement around from center point of firepit.
Comment Number: 9 Comment Originated: 07/22/2016
07/22/2016: PARAPET HEIGHTS
Please identify parapet heights in future submittals. Acknowledged
Comment Number: 10 Comment Originated: 08/03/2016
08/03/2016: POOL CHEMISTRY
Chemicals used or stored in relation to pool maintenance shall be identified at
time of building permit. Chemical makeup and chemical quantities will be
needed. Acknowledged
Department: Planning Services
Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/01/2016
08/01/2016: You will need to submit a plat with this project to reflect the
changes to the property boundary. Acknowledged
Comment Number: 2 Comment Originated: 08/02/2016
08/02/2016: This project will need to supply one bike parking space per 4 units.
Based on the 104 units described in the narrative, this works out to 26 bicycle
parking spaces required. 60% or 16 bike parking spaces should be in
enclosed locations. The remaining spaces can be provided by fixed racks.
Bike racks have been provided based on unit counts for hotel and restaurant square footage as by code
requirements.
Comment Number: 3 Comment Originated: 08/02/2016
08/02/2016: With the 104 parking spaces shown, 5 must be handicap
accessible. At least one of these spaces should be van accessible with an 8'
wide access aisle.
Handi-cap paring has been shown in 3 different locations with one van accessible.
Comment Number: 4 Comment Originated: 08/02/2016
08/02/2016: 10% of the parking lot interior will need to be landscaped. This
can mainly be achieved with landscape islands. On your formal submittal,
please calculate the amount of square footage dedicated to landscaping on the
interior of the parking area.
Noted
Comment Number: 5 Comment Originated: 08/02/2016
08/02/2016: For the perimeter landscaping around the parking area, please
show one tree planted every 25 lineal feet. The parking area must also be
screened from abutting uses with either a fence, berm, low wall, plants, or any
combination of the aforementioned elements.
585’ of parking lot is along the south and east parking area. 28 deciduous and evergreen trees have been
shown along the edges for an average spacing of a tree every 20 linear feet. The west portion of the site
has several existing utilities and easement in place the do allow for tree plantings.
Comment Number: 6 Comment Originated: 08/02/2016
08/02/2016: Staff will be paying close attention to the architectural features of
the building for their compatibility with the surrounding area. While this is a
varied context in terms of the scale of development and styles present, staff
would encourage you to take cues from other projects in the River District in
terms of materiality and design. Specifically, the Ag-Industrial character
portrayed by O'Dell, New Belgium, and the forthcoming Old Elk Distillery with
the use of high quality materials such as local stone, brick, and wood siding
have set a precedent for the sort of design and character expected in this area.
Acknowledged
Comment Number: 7 Comment Originated: 08/02/2016
08/02/2016: How tall will the building be? If the building will be taller than 40',
then you must submit a shadow analysis showing how the building will cast
shadows on surrounding buildings. A shadow analysis is included. The building at its highest point will be
54’-6”
Comment Number: 8 Comment Originated: 08/02/2016
08/02/2016: While this project will be subject to an administrative hearing and
does not require a neighborhood meeting, staff would recommend a
neighborhood meeting given the size of the project and its adjacency to the
Buckingham neighborhood. Staff also encourages you to meet with the Lincoln
Ave Neighborhood Advisory Committee that has helped guide the Lincoln
Corridor project.
Multiple meetings have taken place with various staff members and Lincoln Corridor team. Project will not
be holding a neighborhood meeting.
Comment Number: 9 Comment Originated: 08/02/2016
08/02/2016: Even though this project is not within the River Downtown
Redevelopment (RDR) zone district, you would be well served to familiarize
yourself with those standards. The RDR has heightened standards for building
materials and design that would fit well given the context of this site. Acknowledged
Comment Number: 10 Comment Originated: 08/02/2016
08/02/2016: The site plan does not show any sort of feature to activate the
frontage on Lincoln Ave. With the main entrance being oriented west towards In
Situ internal to the site, staff is concerned with the image the building portrays
along Lincoln Ave. Please show how you plan to activate the street frontage
when you formally submit your development review application.
A formal entry for the restaurant that is being proposed has been added with a sidewalk connection and
defined architectural entry. Landscape beds accentuate this entry feature.
Department: Stormwater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
Topic: General
Comment Number: 11 Comment Originated: 08/03/2016
08/03/2016: The design of this site must conform to the drainage basin design
of the Cache la Poudre River Master Drainage Plan as well the Fort Collins
Stormwater Criteria Manual. Acknowledged, plans reflect these items
Comment Number: 12 Comment Originated: 08/03/2016
08/03/2016: 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. A preliminary Drainage Report and SWMP are included
Comment Number: 13 Comment Originated: 08/03/2016
08/03/2016: Onsite detention is required for the runoff volume difference
between the 100-year developed inflow rate and the 2-year historic release
rate. The detention ponds have been designed using the Colorado Urban Drainage Detention
spreadsheet v2.34 for modified FAA method as described in Chapter 10 of the Fort Collins
Amendment to the Urban Drainage design manual.
Comment Number: 14 Comment Originated: 08/03/2016
08/03/2016: 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. The preliminary Drainage Report documents this
Comment Number: 15 Comment Originated: 08/03/2016
08/03/2016: The Lincoln Corridor Improvements project is planning to install an
outfall pipe from Lincoln Avenue and along the eastern property line of the In
Situ site. This pipe will align through the southern wedge of this property and will
be a good location for your stormwater outfall to tie in. This will be the preferred
tie-in location as opposed to another outfall to the river. Outfall flow rates from
this site into the Lincoln Corridor outfall pipe will need to be discussed further. In
addition, the City is going to require a stabilized access from the parking lot of
this project site to the outfall pipe for maintenance purposes.
Acknowledged, plans reflect these items
Comment Number: 16 Comment Originated: 08/03/2016
08/03/2016: 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. A preliminary Drainage Report
Comment Number: 17 Comment Originated: 08/03/2016
08/03/2016: 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. Acknowledged, plans reflect these items
Comment Number: 18 Comment Originated: 08/03/2016
08/03/2016: The erosion control report requirements are in Section 1.3.3,
Volume 3, Chapter 7 of the Fort Collins Stormwater Criteria Manual. If you need
clarification concerning this section, please contact the Erosion Control
Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com.
Acknowledged, plans reflect these items
Comment Number: 19 Comment Originated: 08/03/2016
08/03/2016: 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 Acknowledged
Comment Number: 20 Comment Originated: 08/03/2016
08/03/2016: Per Colorado Revised Statute §37-92-602 (8) effective August 5,
2015, criteria regarding detention drain time will apply to this project. As part of
the drainage design, the engineer will be required to show compliance with this
statute using a standard spreadsheet (available on request) that will need to be
included in the drainage report. Upon completion of the project, the engineer
will also be required to upload the approved spreadsheet onto the Statewide
Compliance Portal. This will apply to any volume based stormwater storage,
including extended detention basins.
Acknowledged, plans and Drainage Report reflect these items
Comment Number: 21 Comment Originated: 08/03/2016
08/03/2016: The 2016 city wide Stormwater development fee (PIF) is
$8,217/acre for new impervious area over 350 sq.-ft., and there is a
$1,045.00/acre 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 Jean Pakech at 221-6375 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. Acknowledged
Contact: Heidi Hansen, 970-221-6854, hhansen@fcgov.com
Topic: Floodplain
Comment Number: 1 Comment Originated: 08/01/2016
08/01/2016: A portion of this property is located in the FEMA-regulated,
100-year Poudre River flood fringe and floodway and must comply with the
safety regulations of Chapter 10 of City Municipal Code. A FEMA Flood Risk
Map is attached. Acknowledged, plans reflect these items
Comment Number: 2 Comment Originated: 08/01/2016
08/01/2016: Please show the boundaries of the floodplain and floodway on site
drawings as applicable. Contact Beck Anderson of Stormwater Master
Planning at banderson@fcgov.com for floodplain CAD line work.
The plans show current regulations and future revised floodplain from the LOMP that is currently under
review with FEMA
Comment Number: 3 Comment Originated: 08/01/2016
08/01/2016: The site plan submitted with the Preliminary Design Review
Documents shows the southeastern side of the structure crossing the eastern
property line, the current regulatory floodplain boundary follows the property line
in this location which means a portion of the structure is within the floodplain
boundary. Fort Collins Municipal Code Section 10-75 prohibits residential
structures (which includes hotels) within the 100-year floodplain. Possible
options to comply with this regulation are:
1) The structure could be shifted on the site to stay completely outside of
the regulatory floodplain.
2) The applicant may be able to obtain a Letter of Map Amendment
(LOMA) for the area which would remove it from the regulatory floodplain. The
Letter of Map Amendment involves a survey showing that the existing ground
level is above the Base Flood Elevation. Please contact floodplain staff for
more information on this option. This is what was used on the main site to
remove a large portion from the floodplain.
3) Wait to construct the structure until the Woodward LOMR is fully
approved by FEMA at which time the regulatory floodplain boundary will shift to
the south and would no longer impact the building. The LOMR could take 12-18
months or more to be approved through the FEMA review process.
Acknowledged, client has opted for option 3
Comment Number: 4 Comment Originated: 08/01/2016
08/01/2016: It is strongly recommended that, even if the structure is located
outside of the regulatory floodplain, it should be elevated as much as possible,
preferably at least 2 feet above the Base Flood Elevation. As we saw in the
2013 flood, which did not reach the levels of the 100-year design event, this
property is impacted by flood flows on the Poudre River. Downstream
blockages or damming due to debris can cause unexpected flooding outside of
the mapped floodplain boundaries. Acknowledged, plans reflect these items
Comment Number: 5 Comment Originated: 08/01/2016
08/01/2016: It is recommended that the developer create an Emergency
Response Preparedness Plan. Having a plan in place is important for the safety
of hotel guests and staff during a flood event. The City has a walk-through
template available to assist with creating this plan.
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents
Acknowledged
Comment Number: 6 Comment Originated: 08/01/2016
08/01/2016: Any picnic tables, dumpsters, etc. in the 100-year floodplain must
be anchored to prevent floatation. There shall be no overnight parking of
equipment or vehicles in the 100-year floodplain except for those persons (hotel
guests and staff) that are on-site and able to remove a vehicle if a flood were to
occur. Signage in the parking lot will be required.
No site furnishings are proposed to be located within 100 year floodplain. Wheelstops for parking will be
permanently anchored to pavement.
Comment Number: 7 Comment Originated: 08/01/2016
08/01/2016: Any construction activities in the flood fringe (e.g. grading,
structures, trails, sidewalk or curb & gutter installation, utility work, landscaping,
etc.) must be preceded by an approved floodplain use permit, the appropriate
permit application fees, and approved plans. The permit form can be obtained
at
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents
. Any work in the regulatory floodway must also include a no-rise certification.
Acknowledged
Comment Number: 8 Comment Originated: 08/01/2016
08/01/2016: Development review checklists for floodplain requirements can be
obtained at
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents
. Please utilize these documents when preparing your plans for submittal.
Acknowledged
Comment Number: 9 Comment Originated: 08/01/2016
08/01/2016: Please contact Heidi Hansen with any questions about these
comments or to schedule a meeting to discuss any requirements for
development in the floodplain. hhansen@fcgov.com 970-221-6854.
Acknowledged
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 10 Comment Originated: 08/02/2016
08/02/2016: The site disturbs more than 10,000 sq.ft., therefore Erosion and
Sediment Control Materials need to be submitted at the latest by final material
submittal. The erosion control requirements are in the Stormwater Design
Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3.
www.fcgov.com/erosion Please submit; Erosion Control Plan, Erosion Control
Report, and an Escrow / Security Calculation.
Acknowledged, final report will reflect this
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/01/2016
08/01/2016: 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. Acknowledged, plans reflect these items
Department: Traffic Operation
Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 08/02/2016
08/02/2016: Ultimate access for this site was planned to be a full movement
that aligns with 3rd street. If another access location is desired we will need to
meet and discuss potential alternative locations and movement types.
Approval for full movement to stay in current location was agreed upon through process with City. A exit
only for service and emergency vehicles only will be at the east end of the site.
Topic: Traffic Impact Study
Comment Number: 1 Comment Originated: 08/02/2016
08/02/2016: The anticipated traffic volume from this development meets the
threshold for needing a Traffic Impact Study. An intermediate study will be
sufficient for the proposed volume of traffic. Access points will need to be
addressed and movement types at each access. Please have your traffic
engineer contact me to scope the study.
TIS report was submitted and agreed upon for intersection to remain at current location.
Department: Water-Wastewater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/03/2016
08/03/2016: There is an existing City of Fort Collins 16-inch water main in
Lincoln Avenue. I believe that this site is currently served by ELCO Water
District; however, the ELCO main in Lincoln is planned for abandonment with
the Lincoln Corridor project. Acknowledged
Comment Number: 2 Comment Originated: 08/03/2016
08/03/2016: The existing water service for this site will need to be connected to
the 16-inch main and transferred to the City of Fort Collins (if it isn’t already).
We should discuss the water service requirements for this site – if the
developed condition water service size is different than what exists today, we
should coordinate on installing the correct size with the Lincoln Corridor work.
Acknowledged, plans reflect these items
Comment Number: 3 Comment Originated: 08/03/2016
08/03/2016: There is an existing 8-inch sanitary sewer main and an existing
27/24-inch sanitary sewer main running along the western and southern property
boundaries of this site. The 8-inch main is approximately 12’ deep and is
constructed of precast concrete pipe. The 27-inch main is approximately 13’
deep and is PVC. The 8-inch main does not have capacity to service a hotel, so
you will need to plan to connect to the 24-inch main further south on the property.
Acknowledged, plans reflect these items
Comment Number: 4 Comment Originated: 08/03/2016
08/03/2016: The existing sanitary mains are located within easements and
these easements will need to be accurately depicted on utility and landscape
plans. Please note that we don’t allow any placement or planting of trees within
these sanitary sewer easements. Acknowledged, plans reflect these items
Comment Number: 5 Comment Originated: 08/03/2016
08/03/2016: The water conservation standards for landscape and irrigation will
apply. Information on these requirements can be found at:
http://www.fcgov.com/standards
Acknowledged, final plans and report will reflect these items
Comment Number: 6 Comment Originated: 08/03/2016
08/03/2016: Development fees and water rights will be due at building permit.
Acknowledged
Department: Zoning
Contact: Ryan Boehle, 970-416-2401, rboehle@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/03/2016
The CCR zone specifies developmental standards for building character and
image, including outdoor spaces such as balconies, arcades, terraces and
courtyards, and to integrate development with the landscape. Windows shall be
defined with detail elements such as frames, sills and lintels to visually establish
the building stories and establish human scale and proportion. Rooflines shall
have a minimum pitch of 8:12 for gable and hip roof, solely hip roofs shall have
a minimum pitch of 6:12, and flat roofed buildings shall have cornice treatments
on all walls facing streets, the river or connecting walkways as per 4.20.(D)(b)
and (c) Acknowledged
Comment Number: 2 Comment Originated: 08/03/2016
This property is platted in the Baldwin minor plat and the western edge of
woodward, will this property be replatted ?, and since the property is
encroaching on W.W. property there will need to be an amendment on W.W
final plan. Acknowledged, the replat is included
Comment Number: 3 Comment Originated: 08/03/2016
At least one main entrance shall face and open directly onto a connecting
walkway with pedestrian frontage.
Restaurant entrance opens onto pedestrian sidewalk frontage along Lincoln. A sidewalk from Lincoln street
connects to the main entrance for the hotel.
Comment Number: 4 Comment Originated: 08/03/2016
The “Build-to-line” standards of the building establish that the public rights of
way shall be 10-25 feet from any arterial right of way as per 3.5.3 (2)(c),there
also needs to be a no vehicle use area between building faces and the street.
Building is shown 20’ from public ROW, this accommodates the requested 15’ utility easement as well.
Comment Number: 5 Comment Originated: 08/03/2016
Landscape/vegetation protection. The natural qualities of the River landscape
shall be maintained and enhanced using plants and landscape materials native
to the River corridor in the design of site and landscape improvements as per
4.20 (D)(4)(a) and Existing significant trees within the LOD and within natural
area buffer zones shall be preserved to the extent reasonably feasible as per
3.2.1(F,G).
No vegetation shall be impacted south of relocated trail on this site plan. There is currently no existing
vegetation north of the Poudre Trail. Native species and contouring for detention have been incorporated in
the plans.
Comment Number: 6 Comment Originated: 08/03/2016
All developments shall submit a landscape and tree protection plan and all
developments shall establish groves and belts of trees along all city streets, in
and around parking lot and in all landscapes areas that are located within 50
feet of any building or structure to in order to establish at least a partial urban
canopy as identified in sections 3.2.1(D)1-5, and also including the landscape
standards included in section 3.2.1 (E)1-3. To the maximum extent feasible
landscaped islands with raised curbs shall be used to define parking lot
entrances, the ends of all parking aisles and the location and pattern of primary
internal access drives, and to provide pedestrian refuge areas and walkways as
per3.2.2 (E)(4)
Planting plan submitted provides the above listed requirements. Parking islands on south end are curbless
in order to provide lower impact within buffer zone.
Comment Number: 7 Comment Originated: 08/03/2016
Trash enclosure needed as per 3.2.5 The development shall provide adequate
sized, conveniently placed trash and recycling enclosure. Design needs to
include separate walk in access separate to main access. Acknowledged
Comment Number: 8 Comment Originated: 08/03/2016
The maximum building height for the CCR zone district shall be 3 stories. If
multi-story buildings are included in a development, such buildings shall be
designed to step down to one story directly abutting the natural area protection
buffer. Majority of the building is at 3 stories with 1 stories facing Lincoln and Poudre River. A portion of the
middle of the building is at 4 stories.
Comment Number: 9 Comment Originated: 08/03/2016
Site lighting needs to be provided as per 3.2.4 (C) lighting plan is required,
including photometrics and fixture cut sheets Acknowledged
Comment Number: 10 Comment Originated: 08/03/2016
Based on the number of units, parking spaces required as per 3.2.2(K)(2) is at
a minimum 52 spaces and at a maximum 104 spaces. The parking lot shall
accommodate the regulations for handicap parking per 3.2.2 (K)(5). The
maximum number of handicap parking spaces provided is 5 with one of those
spaces van accessible.
All parking stall dimensions shall meet the requirements as per 3.2.2(L) with a
minimum space dimension of 19’X9’
Parking numbers have changed due to number of units and restaurant parking. Minimum and maximum
shown on land use table, site parking falls between these.
Comment Number: 11 Comment Originated: 08/03/2016
All mechanical equipment, conduit, meters, vents, and RTU’s shall be
screened from public view both above and below by integrating it into the
building and roof design as per 3.5.1 (I)(6). Acknowledged