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HomeMy WebLinkAboutSPIRIT AT THE RIVER (FORMERLY LINCOLN CORRIDOR HOTEL) - PDP - PDP170026 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTSCommunity 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 11, 2017 Studio PBA 1575 Gilpin St Denver, CO RE: Lincoln Corridor Hotel, PDP170026, Round Number 1 – “Spirit at the River” 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: Katie Andrews, 970-221-6501, kandrews@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/08/2017 08/08/2017: Please provide documentation of the land ownership transfer from Woodward. Please reference the rec. number on the plans and plat or provide a place for this to go when it is available. If the land ownership has not been transferred prior to public hearing, a letter of intent from the land owner will be required which indicates their intent for the land. Spirit Hospitality 09/15/2017 – Please see letter from Woodward from Steve Stiesmeyer, Director of Corporate Real Estate at Woodward. Comment Number: 2 Comment Originated: 08/08/2017 08/08/2017: Please indicate what specifically will be done in the Lincoln Ave ROW. Please show and label existing and proposed improvements including asphalt, curb, gutter, sidewalk, driveway accesses, etc. Please indicate changes being made to existing improvements, reference applicable LCUASS construction details, and please include as much surrounding context as possible including adjacent driveway accesses, driveways and roads on the other side of Lincoln, medians/striping within Lincoln, etc. Olsson 09/15/2017 – Acknowledged. Comment Number: 3 Comment Originated: 08/08/2017 08/08/2017: Please label all driveway widths and curb return radii on the utility plans. Olsson 09/15/2017 – Utility Plan is now labeled as requested. Comment Number: 4 Comment Originated: 08/08/2017 08/08/2017: Please indicate where detectable warnings will be installed. RMS 09/15/2017 - Detectable warnings have been added to the plans at all ramps. Comment Number: 5 Comment Originated: 08/08/2017 08/08/2017: Please label existing and proposed ROW and easements on both the site and utility plans. RMS 09/15/2017 - Site plans have ROW labeled. Comment Number: 6 Comment Originated: 08/08/2017 08/08/2017: What are the bubbled areas on the site and utility plans? These bubbles typically indicate revisions and there should be no revisions to this plan set at this time. RMS 09/15/2017 - Bubbled are represent large tree massings along the Poudre River. They have been labeled on the site and landscape plans. Olsson 09/15/2017 - Bubbles are existing vegetation along river, removed. Comment Number: 7 Comment Originated: 08/08/2017 08/08/2017: Please include the current City of Fort Collins Utility Plan signature block in the lower right hand corner of each sheet in the utility set. If you need a copy of this signature block please feel free to contact me. Olsson 09/15/2017 – Utility plan now has the current signature block Comment Number: 8 Comment Originated: 08/08/2017 08/08/2017: Please modify general note 19 with current information. Please include general note 48 and list requested variances. Olsson 09/15/2017 – Note 19 has been modified. General note 48 has been included. Comment Number: 9 Comment Originated: 08/08/2017 08/08/2017: Please see LCUASS Figure 16-1 for appropriate horizontal clearance between the Lincoln public sidewalk and trees/shrubs and implement any additional setbacks as necessary. RMS 09/15/2017 - grasses have been adjusted to meet setback requirements. Comment Number: 10 Comment Originated: 08/08/2017 08/11/2017: The variance to the parking setback standard in LCUASS Figure 19-6 will not be supported by staff - a response letter will be sent with more information. 08/08/2017: The variance to the parking setback standard is currently under consideration and a decision will be included in the Friday/final comment letter for this round of review. RMS 09/15/2017: Delich Associates submitted Additional information for the variance request. Engineering approved a 75’ setback on the west lane and a 57’ setback on the exiting east lane on August 24, 2017. Comment Number: 11 Comment Originated: 08/08/2017 08/08/2017: 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. The Lincoln Corridor Plan improvements have been installed and the project is required to repay the City for the local portion of infrastructure and any ROW that was purchased for these improvements. This repayment will be required prior to building permit. Spirit Hospitality 09/15/2017 - Acknowledged Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/31/2017 07/31/2017: BUFFER ZONE: Thank you for showing the proposed buffer on the submitted plans. Staff will rely on the performance standards in section 3.4.1(E) (1) of the Land Use Code to ensure the Poudre River corridor is adequately protected and enhanced. RMS 09/15/2017 - Acknowledged. Comment Number: 2 Comment Originated: 07/31/2017 07/31/2017: BUFFER ZONE: Please add the following note on all sheets of the site, landscape, photometric and utility plans that show the Habitat Buffer: "The Natural Habitat Buffer Zone is intended to be maintained in a native landscape. Please see Section 3.4.1 of the Land Use Code for allowable uses within the Natural Habitat Buffer Zone." RMS 09/15/2017 - Note is on all site and landscape plans. This will help preserve the intention behind the buffer zones and the natural features into the future. Comment Number: 3 Comment Originated: 07/31/2017 07/31/2017: SITE & LANDSCAPE PLAN: The Natural Habitat Buffer Zone needs to be more prominently delineated and labeled on all applicable sheets of the site and landscape plans. Change "Proposed River Buffer" to "Natural Habitat Buffer Zone." Please also add to the legend. RMS 09/15/2017 - lineweight increased and label changed, linetype has been added to the legend. Comment Number: 4 Comment Originated: 07/31/2017 07/31/2017: SITE PLAN: Please add a table to LS101 that includes the following: - amount of land that would have been included in a 300' buffer - amount of land currently provided in Natural Habitat Buffer Zone - widest and narrowest dimensions of the buffer zone - average width of the buffer zone RMS 09/15/2017 - This has been added as a section to the general land use table. Comment Number: 5 Comment Originated: 07/31/2017 08/03/2017: SITE PLAN: Remove item #2 under "Modifications Requested" on LS101. The adjustment to the buffer zone does not require a modification of standard. RMS 09/15/2017 - Modification removed. Comment Number: 6 Comment Originated: 07/31/2017 08/03/2017: SITE PLAN: See redlines (please return with next submittal). RMS 09/15/2017 - changes made per redlines. Comment Number: 7 Comment Originated: 07/31/2017 08/03/2017: LANDSCAPE PLAN: Please used the updated native seed mix notes on sheet LP100: NATIVE SEED MIX NOTES 1. PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE SEED MIX SPECIES THROUGH AERATION AND ADDITION OF AMENDMENTS, THEN SEED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENLY OVER ENTIRE AREA. 2. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS THEN APPROVAL MUST BE PROVIDED BY CITY ENVIRONMENTAL PLANNER. 3. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED (STANDARD TURF SEEDING EQUIPMENT OR AGRICULTURE EQUIPMENT SHALL NOT BE USED). 4. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE TO NO MORE THAN 1/2 INCH DEPTH. FOR BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD DOUBLE SPECIFIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE FOR SPECIES, PERCENTAGES AND APPLICATION RATES. 5. TREAT NATIVE SEED MIX AREA PRIOR TO INSTALLATION OF SEED WITH APPROPRIATE HERBICIDE TO PROACTIVELY MITIGATE HERBACEOUS WEED SPECIES GROWTH DURING ESTABLISHMENT PERIOD THEN AFTER APPROPRIATE TIME PERIOD APPLY NATIVE SEED AS CALLED FOR ON APPROVED PLANS. 6. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW OR OTHER APPROPRIATE METHODS AND PROVIDED TEMPORARY IRRIGATION UNTIL SEED IS ESTABLISHED. 7. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS NEEDED TO ESTABLISH COVER. 8. THE APPROVED SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL LIKE LANDSCAPE AESTHETIC. IF AND WHEN MOWING OCCURS IN NATIVE GRASS SEED MIX AREAS DO NOT MOW LOWER THAN 6 TO 8 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH. 9. NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN SEVENTY PERCENT TOTAL COVER IS REACHED WITH NO LARGER THAN ONE FOOT SQUARE BARE SPOTS AND/OR UNTIL DEEMED ESTABLISHED BY CITY PLANNING SERVICES. RMS 09/15/2017 - Notes have been added. Comment Number: 8 Comment Originated: 08/03/2017 08/03/2017: LANDSCAPE PLAN: Please adjust the extent of sheet LP402 to include the full natural habitat buffer zone. RMS 09/15/2017 - Matchline changed to include whole buffer area. Comment Number: 9 Comment Originated: 08/03/2017 08/03/2017: LANDSCAPE PLAN: Within the natural habitat buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to determine if the existing landscaping within the buffer zone is incompatible with the purposes of the buffer zone. RMS 09/15/2017 - No existing vegetation is within the buffer on the north side of the new Poudre trail alignment. As per conversations with Clay and Suzanne Bassinger the City will be responsible for all existing and proposed plantings south of the new trail and along the restored Poudre bank edge. From a quantity perspective, the amount and placement of the proposed trees and shrubs meets this standard. However, many of the species selected are not appropriate for a restoration area/buffer zone. Please show only native plantings in the buffer zone, with particular emphasis on species native to the Poudre River corridor. The planting plan for this area should provide for species diversity, variety in height/structure, and year-round interest. Here is the City's native plant list: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf RMS 09/15/2017 - Species have been changed to reflect those noted on the plans and found on the provided list. Comment Number: 10 Comment Originated: 08/03/2017 08/03/2017: LANDSCAPE PLAN: Please label all plants on the landscape plan with an abbreviation that corresponds to the legend. Please also update the legend with the number of plants for each species. This will make it much easier to match the plant schedule to the planting plan. It appears there are some plants that are not listed in the legend. RMS 09/15/2017 - Plants have been labeled as requested. All plant quantities are listed on LP100. The subsequent sheets show the symbol only (a note has been added to refer to LP100 for quantities, sizes, etc.). This prevents confusion later with construction questioning whether the quantities listed are for the whole site on that sheet only. Comment Number: 11 Comment Originated: 08/03/2017 08/03/2017: LANDSCAPE PLAN: Please move all trees and shrubs that are near trails at least 3-5 feet away from the trail. This will allow space for a mowed strip along the trail and help ensure that the shrubs are protected from mowing during establishment. RMS 09/15/2017: Shrubs have been moved and a note added to the plans. Comment Number: 12 Comment Originated: 08/03/2017 08/03/2017: LANDSCAPE PLAN: See redlines (please return with next submittal). RMS 09/15/2017 - Changes made per redlines. Comment Number: 13 Comment Originated: 08/03/2017 07/31/2017: LIGHTING PLAN: The Natural Habitat Buffer Zone should be more prominently delineated and labeled on the lighting plan. JCAA 09/15/2017 - Buffer Zone has been clearly marked on the drawing, and calculation summary has been added to verify Max foot-candle spillage. See attached PH-101 Photometric Site Plan. Comment Number: 14 Comment Originated: 08/03/2017 07/31/2017: LIGHTING PLAN: There is too much spillover lighting within the Natural Habitat Buffer Zone. Please adjust the placement, pole height, or shielding of the fixtures on the southern edge of the parking lot to eliminate as much of the light spill as possible. Adding back shields could help with this. JCAA 09/15/2017 - Cat. Numbers on Luminaire schedule call out fixtures to have backlight control. The exact allowable foot-candle spillage could not be found in City of Fort Collins Municipal Code. Poles have been moved and rotated as much as possible to keep the spillage down while still trying to achieve the Fort Collins Parking Area foot-candle minimum of 1.0fc. Please cite where exactly where the Foot-candle min. for Natural Habitat Buffer Zone can be found. Did not find it under Land Use Code Section 3.2.4. See attached PH-101 Photometric Site Plan. Comment Number: 15 Comment Originated: 08/03/2017 07/31/2017: PLAT: The "bike access easement" should be renamed to "access easement." This should also be corrected on the utility plans. Olsson 09/15/2017 - Utility and plat have been updated accordingly. Comment Number: 16 Comment Originated: 08/03/2017 08/03/2017: UTILITY PLANS: Please add the standard City signature block to all sheets of the utility plans. Please ensure the Environmental Planner signature line is included. Olsson 09/15/2017 - Utility has been updated accordingly. Comment Number: 17 Comment Originated: 08/03/2017 08/03/2017: UTILITY PLANS: Show and label the Natural Habitat Buffer Zone on all sheets of the utility plans. Olsson 09/15/2017 - Utility has been updated accordingly. Comment Number: 18 Comment Originated: 08/03/2017 08/03/2017: UTILITY PLANS: See redlines (please return with next submittal). Olsson 09/15/2017 - Utility has been updated accordingly. Comment Number: 19 Comment Originated: 08/07/2017 08/07/2017: ELEVATIONS: Section 3.4.1(I)(1) of the Land Use Code specifies that the architectural design of projects in the vicinity of the Poudre River must complement the visual context of the river corridor. This includes building design, colors, materials, site design, and landscaping. The materials and colors chosen for this project do not comply with this standard. Primary materials should include river rock, cobble, sandstone, brick, wood/heavy timbers, metal, etc. Building elements and materials should create relief and shadowing along walls and around windows. Colors should reflect the surrounding natural scenery. Reference other projects in the vicinity and the River District Design Guidelines for additional guidance: http://www.downtownfortcollins.org/docs/01-14river.pdf. PBA 09/15/2017 – We have changed our stone to be a natural Colorado Buff Sandstone mixture which covers a significant amount of the building, including the river side. We will add a wood look elements to the North side elevation at the insets by the windows. All windows in stucco now have a frame and windows are inset to provide even more shadow/relief. All windows in stone facades have precast heads and sills that project from the main façade of the building. Department: Forestry Contact: Molly Roche, , mroche@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 08/10/2017 08/10/2017: Please schedule an on-site meeting with City Forestry to obtain existing tree inventory and mitigation information. RMS 09/15/2017 - Clay and Suzanne Bassinger have both confirmed that the COFC will be handling all landscape/tree removal and installation on the Lincoln Hotel site south of the new Poudre Trail alignment. The current site does not have any existing vegetation north of the existing Poudre trail an on site meeting will not be necessary. Comment Number: 2 Comment Originated: 08/10/2017 08/10/2017: Please use the current City of Fort Collins General Landscape Notes, which are available through City Forestry or the Project Planner. RMS 09/15/2017 - Notes used match the online version, with the exception of the mulch depth which has been added in. Comment Number: 3 Comment Originated: 08/10/2017 08/10/2017: Netleaf Hackberry is not typically found in nursery stock. Please use Western Hackberry on the landscape plans, with exception to those specified in the detention area. RMS 09/15/2017 - Per direction of Rebecca in environmental planning Department: Light And Power Contact: Coy Althoff, 970-224-6150, CAlthoff@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/09/2017 08/09/2017: Single and 3-phase power is available along Lincoln Ave. JCAA 09/15/2017 - 4000A 120/208V 3PH Electrical Service is requested. Comment Number: 2 Comment Originated: 08/09/2017 08/09/2017: Development charges, electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. JCAA 09/15/2017 - As Required. Fees to be distributed by Owner. Comment Number: 3 Comment Originated: 08/09/2017 08/09/2017: As your project begins to move forward please contact Light and Power Engineering to coordinate the streetlight, transformer and electric meter locations, please show the locations on the utility plans. Please note that transformers have a minimum clearance of 8' from the front and 3' around the sides and back. JCAA 09/15/2017 – Acknowledged. Comment Number: 4 Comment Originated: 08/09/2017 08/09/2017: 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 JCAA 09/15/2017 - Please find attached Preliminary One Line Diagram and C-1 form as requested. Comment Number: 5 Comment Originated: 08/09/2017 08/09/2017: You may contact FCU Light & Power, project engineering if you have questions. (970) 221-6700. You may reference Light & Power’s Electric Service Standards at http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandar ds_FINAL_18November2016_Amendment.pdf You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Department: Park Planning Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/08/2017 08/08/2017: The Poudre River Trail (the “Trail”) is adjacent to the north bank of the Poudre River on the south property boundary. There is bank erosion undercutting the existing trail surface. The City of Fort Collins plans to repair the bank erosion in the fall of 2018, when flow in the river is reduced. The City will be responsible for permitting, designing and funding this repair project. The City will require a Temporary Construction Easement from the landowner to perform this work. RMS 09/15/2017 - Noted, additional confirmation was made with Parks Suzanne Bassinger that the City would also handle all landscape installation and mitigation south of the new trail alignment. Olsson 09/15/2017 - We have emailed and left voicemail with Clay Frickey as to how the city wants to dedicate the easement Comment Number: 2 Comment Originated: 08/08/2017 08/08/2017: The Developer shall design and construct the relocated Trail (approximately 400 lineal feet of 10’ wide, 5” depth, colored and fiber-reinforced Portland concrete material) in the general location shown on the Overall Site Plan. Design shall conform to trail standards as detailed in the 2013 Paved Recreational Trail Master Plan, and/or the Larimer County Urban Area Street Standards. Final design of the Poudre River Trail segment must be approved by Park Planning & Development (PP&D). RMS 09/15/2017 - Trail detail as per City detail sent to us by Suzanne. PDFs of trail alignment were sent via email June 20, 2017 to Matt Day and Suzanne Bassinger for their review and comment. No changes were made to the trial alignment at that time. Comment Number: 3 Comment Originated: 08/08/2017 08/08/2017: The Trail should be located within a minimum 30’-wide trail and access easement. RMS 09/15/2017 - Trail has been located within an easement that includes both access and utilities, this easement ranges in size and is not less than 30’ at any given point. Olsson 09/15/2017 - The trail and access easement is now shown at exactly 30’ Comment Number: 4 Comment Originated: 08/08/2017 08/08/2017: The relocated Trail segment shall be constructed by the Developer. PP&D shall reimburse the Developer for the construction of the Trail in the relocated alignment. A cost estimate for the construction of the Trail must be approved by Park Planning & Development and will be included as a Not to Exceed cost in the Development Agreement. RMS 09/15/2017 - Site plans call out area of trail and cost reimbursements. Comment Number: 5 Comment Originated: 08/08/2017 08/08/2017: The Developer shall be wholly responsible for the construction of the trail spur connecting the parking lot to the Poudre River Trail. RMS 09/15/2017 - Noted Comment Number: 6 Comment Originated: 08/08/2017 08/08/2017: The City will be responsible for demolition of the existing Trail; demolition will occur along with construction activities associated with the bank repair project, and will be timed to minimize disruption to Trail use. The Developer will not remove the existing trail. RMS 09/15/2017 - Noted Comment Number: 7 Comment Originated: 08/08/2017 08/08/2017: Construction of the relocated trail must be coordinated with PP&D. The relocated trail shall not be constructed until the bank repair project has been completed in late 2018. RMS 09/15/2017 – Noted Comment Number: 8 Comment Originated: 08/08/2017 08/08/2017: Please contact Suzanne Bassinger at 970.416.4340 or sbassinger@fcgov.com with any questions about Park Planning comments. RMS 09/15/2017 - Noted Department: PFA Contact: Cal Sheesley, 970-416-2599, csheesley@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 08/02/2017 08/02/2017: 2015 IFC CODE ADOPTION Poudre Fire Authority and the City of Fort Collins have adopted the 2015 International Fire Code. Building plan reviews shall be subject to this adopted version of the fire code for plan review submittal and permit application. PBA 09/15/2017 - Acknowledged. Comment Number: 2 Comment Originated: 08/02/2017 08/02/2017: WATER SUPPLY 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), see comment #3 for standpipe detail. The development is also responsible for the 600' on center requirement along Lincoln. As long as one of the three proposed hydrants meet the 100' rule to the FDC, and a hydrant is installed along Lincoln, the code can be met. This can be achieved with a single hydrant. PBA 09/15/2017 – After meeting with Cal Sheesley on 08/22 One hydrant has been located on the Northwest corner of the site in lieu of the loop that was previously planned. An FDC is now located within 100’. Please see Sheet A.100 for location. Olsson 09/15/2017 - Utility and has been updated accordingly. COMMERCIAL REQUIREMENTS > IFC 507.5 and PFA Policy: 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 Comment Number: 3 Comment Originated: 08/02/2017 08/02/2017: FIRE STANDPIPE SYSTEM This building will require a standpipe system. The standpipe shall exist in the roof access stair, see comment #4 for roof access stair detail. > 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. The standpipe system shall be capable of supplying a 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. PBA 09/15/2017 - Acknowledged. Per email from Cal Sheesley on 8/28 a standpipe system will be accounted for in both the Northeast and Southeast corners from ground level to roof. Further review is required to confirm if stair is needed from ground floor to roof level on central stair or if stair from level 2 to roof will suffice. A standpipe is also required in the central stairway. Comment Number: 4 Comment Originated: 08/02/2017 08/02/2017: ROOF ACCESS Current plans do not indicate roof access has been met. A stairway from the ground floor to the roof shall be provided, see below for details. Roof access shall be provided as the building has four stories (occupied). Alternating tread device may be used for the two four story portions along the north side of the building above the restaurant as they are unoccupied (see IFC 1011.12 for details). Code language follows: > IFC 504.3: New buildings four or more stories above grade plane, except those with a roof slope greater than four units vertical in 12 units horizontal (33.3 percent slope), shall be provided with a stairway to the roof. Stairway access to the roof shall be in accordance with IFC 1011.12. Such stairways shall be marked at street and floor levels with a sign indicating that the stairway continues to the roof. Where roofs are used for roof gardens or for other purposes, stairways shall be provided as required for such occupancy classification. PBA 09/15/2017 - Acknowledged. Per meeting with Cal Sheesley on 08/22 we have provided both the Northeast and Southeast stairways to access the roof level. See Sheet A.103 as well as A.200 “Elevations”. Comment Number: 5 Comment Originated: 08/02/2017 08/02/2017: AERIAL FIRE APPARATUS ACCESS ROADS The proposed 26' EAE (aerial apparatus fire lane) does not appear to meet aerial apparatus access requirements. >Along the west side of the building, the majority of the building is outside of aerial apparatus access on the third and fourth floor remains outside of aerial apparatus access (assuming the third floor is the same as the second floor, third floor plan not provided). >Along the south side of the building, the majority the building is out of aerial apparatus access on both the third and fourth floor. >The North side, specifically the two 4 story towers are completely out of fire department access. >The East side of the building is completely out of aerial apparatus access. Improved aerial apparatus access to the proposed building will need to occur prior to final approval. WHERE REQUIRED > IFC D105.1: Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet, approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. PROXIMITY TO BUILDING > IFC D105.3: At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. PBA 09/15/2017 - Acknowledged. On Sheet A.103 you will find dimensions that show the distance from the fire lane to the roof edges and the description of “flat or parapet condition” in order to dictate if any of our roofs have an access issue. Per meeting with Cal Sheesley on 08/22 we determined that a as long as w were within a range of 30’-0” to a 35’-0” distance we may be at an acceptable range. This will be determined in this submittal round. Comment Number: 6 Comment Originated: 08/02/2017 08/02/2017: EMERGENCY ACCESS ONLY PORTION OF FIRE LANE The 16' Emergency Access only drive does not meet code standards and shall be required to comply with the specifications provided below. FIRE LANE SPECIFICATIONS > 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. > 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. RMS 09/15/2017 - Emergency drive has been widened to 20’ Olsson 09/15/2017 - Plat has been updated accordingly. Acknowledged, final CDs will have pavement section that reflects this. Plans have been updated accordingly. Comment Number: 7 Comment Originated: 08/02/2017 08/02/2017: FIRE LANE SIGNS The limits of the fire lane shall be fully defined. Fire lane sign locations should be indicated on future plan sets. Refer to LUCASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Posting of additional fire lane signage may be determined at time of fire inspection. Code language follows: > 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. RMS 09/15/2017 - Full signage plans will be submitted at FDP. Comment Number: 8 Comment Originated: 08/03/2017 08/03/2017: PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING Addresses shall be posted on the proposed building and where otherwise needed to aid in wayfinding. Code language follows: > IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of six-inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. PBA 09/15/2017 - Acknowledged. Comment Number: 9 Comment Originated: 08/03/2017 08/03/2017: LANDSCAPE PLAN The proposed Landscape Plan indicates that tree canopy diameters may encroach on the fire lane over time. PFA would like to ensure the integrity of the EAE remains as the trees mature and a canopy develops. The EAE shall be maintained to 14' in height. This comment is aimed to preserve the trees and the fire apparatus. RMS 09/15/2017 - A note has been added to the landscape plans. Department: Planning Services Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com Topic: Building Elevations Comment Number: 5 Comment Originated: 08/08/2017 08/08/2017: Staff is concerned about the reliance on stucco on all four elevations. Code section 4.20(D)(3)(c)(2) requires masonry or treated wood siding to be incorporated into the building design the maximum extent feasible. Stucco is the predominant building material, which does not meet this code section. Please incorporate more masonry and/or wood into the proposed building. PBA 09/15/2017 - Acknowledged. All elevations now have less stucco as a feature and include natural Stone as a base and predominate feature. Comment Number: 6 Comment Originated: 08/08/2017 08/08/2017: The building does not have a clearly defined base, middle, and top as required by section 3.5.3(E)(6). To better establish a base, staff take the stone up to the bottom of the windows on the second floor. On the north elevation, staff recommends using masonry for at least the pilasters that are currently shown as stucco. PBA 09/15/2017 - Acknowledged. All elevations now have a clearly defined base with natural stone taken to the second floor on most elevations. Please see clouds on Sheets A2.00. We will wrap the pilasters shown on the West & North elevation with stone as requested. Comment Number: 7 Comment Originated: 08/08/2017 08/08/2017: More broadly speaking, the building contains a wide variety of materials and colors that makes the building appear busy. Please work with staff to restrain the building while still providing relief on the west and east elevations in particular. PBA 09/15/2017 - Acknowledged. Please see clouds on Sheet A.200 elevation we have added articulation using fry reglet reveals on the stucco to break up the elevation. The materials and colors have been limited. There are now two colors of stucco, one stone and one cementitious siding color. Comment Number: 8 Comment Originated: 08/08/2017 08/08/2017: Will the windows be inset at all on the stucco portions of the building? Flush mounted windows on stucco look very flat and don't provide the sort of relief to the building called for in 3.5.1(C). Section 4.20(D)(3)(b)(2) also requires detailed window treatments to break up the mass of buildings. Please provide sills and headers, inset the windows, and/or wider trim to make the building facade appear less flat. PBA 09/15/2017 - Acknowledged. The windows will be offset from the front façade in order to achieve the relief necessary. Please see new detail 8 added to Sheet A.202. Which shows the stucco frame and inset of the window to provide adequate shadows and relief on the elevation. Comment Number: 9 Comment Originated: 08/08/2017 08/08/2017: Please provide a detail of the cornices proposed with dimensions. PBA 09/15/2017 – Three details of the cornices have been added. Please see details 3,4 & 10 on sheet A.202. These details help to demonstrate the different cornice details and the different material transitions. Comment Number: 10 Comment Originated: 08/08/2017 08/08/2017: Two of the bays on the east elevation have large, undifferentiated masses at the north and south end of the building. Please add some details or accents to these bays to break up these masses and provide more articulation per 3.5.3(E). PBA 09/15/2017 – The stair cores on the east elevation now have stone bases with fry reglet reveals to provide more articulation as requested. Please see detail 2 of the east elevation on Sheet A.200 for the clouded articulation requested. Comment Number: 11 Comment Originated: 08/08/2017 08/08/2017: As part of your next submittal, please include perspective renderings from all corners of the building so staff can get a better sense of the projections and recesses proposed. PBA 09/15/2017 – an additional sheet has been added. Please see additional sheet A.301 for perspectives from eye level of all four corners of the hotel. This should help to provide better understanding of the changes in material and plane. Comment Number: 12 Comment Originated: 08/08/2017 08/08/2017: For the awnings and canopies, consider a steeper pitch to tie the building better into the architecture of the Buckingham neighborhood, In Situ, and O'Dell Brewing. You could also use timber supports for these awnings to further tie the building into the themes established by other buildings nearby. PBA 09/15/2017 – We have added three more canopies (one on the east, two on the south) for bike parking and they have incorporated a steeper pitch as requested with metal support structure. The canopies on the north elevation also have a much steeper pitch to comply with requested neighborhood context. There are also two steeper canopies located at the entries of the stair cores on the ground level. Comment Number: 13 Comment Originated: 08/08/2017 08/08/2017: Will the building not cast a shadow on the In Situ site in the morning of the winter solstice? Please provide one more image showing the shadow the building will cast in the morning of the winter solstice and describe how you are minimizing the building's impact on the In Situ site. PBA 09/15/2017 - Acknowledged. We have added an additional shadow study which shows the impact on the In Stu Site during the winter solstice worst case condition. This shows a small portion of the neighboring sidewalk shadowed along with Lincoln Street. This will also touch a very small portion of the In Situ East elevation during the morning hours. Comment Number: 14 Comment Originated: 08/08/2017 08/08/2017: The floor plan for level 3 is missing. Is the floor plan for level 3 the same as level 2? If so, please revise the title on sheet A.101 to indicate as such. PBA 09/15/2017 - Acknowledged. Sheet number A.101 was renamed in order to reflect Level 2 and 3 which are identical in plan. The sheet title now reads “OVERALL PLAN – LEVELS 2 & 3”. Topic: Landscape Plans Comment Number: 1 Comment Originated: 08/03/2017 08/03/2017: Please clearly label the existing street trees on the landscape plan. RMS09/15/2017 - Existing trees have been labeled. Comment Number: 2 Comment Originated: 08/03/2017 08/03/2017: What percentage of the parking lot interior is dedicated to landscaping? Please provide a table indicating the percentage of the parking area that is dedicated to landscaping. RMS 09/15/2017 - Interior parking lot landscaping amount has been added to the landscape plans. Comment Number: 3 Comment Originated: 08/03/2017 08/03/2017: The symbols for the Thornless Honeylocust and Bur Oak are very similar and is making it difficult to count the number of trees on the landscape plan. Similarly, the symbolys for Japanese Tree Lilac, Spring Snow Crabapple, and Thornless Cockspur Hawthorn are very similar. Please change some of these symbols to make the landscape plan easier to read so staff can check for consistency between the plans and the plant list. RMS 09/15/2017 – All types of plantings have been labeled. Topic: Site Plan Comment Number: 4 Comment Originated: 08/03/2017 08/03/2017: The bicycle parking table indicates there are 33 bike parking spaces provided. The site plan, however, shows 34 bike parking spaces. Please update the table to match the site plan. RMS 09/15/2017 - Bike parking has been adjusted and corrected. Comment Number: 15 Comment Originated: 08/11/2017 08/11/2017: Consider a bike share station on your site. Bike share would be a great amenity for hotel guests and could offset some of your bike parking requirements. Staff can help coordinate a meeting to discuss the bike share opportunity further. RMS 09/15/2017 - Potential bike share to be located at front entry drive along Lincoln Ave. Department: Stormwater Engineering Contact: Heidi Hansen, 970-221-6854, hhansen@fcgov.com Topic: Floodplain Comment Number: 2 Comment Originated: 08/01/2017 08/01/2017: The Woodward-CDOT LOMR was recently approved by FEMA. It will become the regulatory mapping in October. Construction and building permits for development that would not meet the regulations of Chapter 10 cannot be issued until that time but for this and future planning submittals the LOMR linework can be shown. Therefore, please show the LOMR 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. RMS 09/15/2017 - Existing floodplain removed from plans, 100 floodplain shown on site and landscape plans. Olsson 09/15/2017 - Since LOMR has been approved we have removed previous BFE and note Comment Number: 3 Comment Originated: 08/01/2017 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. RMS 09/15/2017 - No site furnishing shall be shown within this zone. Signs have been added to the site plans for spaces that will require on site person to move car in event of flood. Olsson 09/15/2017 - Acknowledged Comment Number: 4 Comment Originated: 08/01/2017 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. Olsson 09/15/2017 – Acknowledged Comment Number: 5 Comment Originated: 08/01/2017 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. Olsson 09/15/2017 – Acknowledged Comment Number: 6 Comment Originated: 08/01/2017 Please contact Heidi Hansen to discuss any requirements for development in the floodplain. hhansen@fcgov.com 970-221-6854 Olsson 09/15/2017 – Acknowledged Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 08/01/2017 08/01/2017: (Repeat from PDR160010) 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. Olsson 09/15/2017 – Acknowledged Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 7 Comment Originated: 08/11/2017 08/11/2017: Please provide a LID design with supporting calculations. If pavers are to be used, 25% of the private drives and parking lots need to be pavers and 50% of the site's impervious area needs to be treated by LID. The maximum run-on area for the pavers is 3:1. Olsson 09/15/2017 – LID Design has been incorporated and reflected on the plans and in the drainage report Comment Number: 8 Comment Originated: 08/11/2017 08/11/2017: The detention pond equalizer pipe may be in conflict with the Lincoln Road outfall pipe. Please clarify with top of pipe and invert elevations. Olsson 09/15/2017 – Pipe has been removed Comment Number: 9 Comment Originated: 08/11/2017 08/11/2017: Access is needed for the storm sewer outfall to the Poudre Trail. Please provide a drainage easement as well as a drivable surface. The pedestrian connection can be used and looks to be in the right location. A thickened concrete cross-section of 8-inches will be required. Olsson 09/15/2017 – Access and Drainage Easement per request has been added to the plans and plat Comment Number: 10 Comment Originated: 08/11/2017 08/11/2017: Please revise the hydrology calculations to Fort Collins criteria. This includes the flow calculations as well as detention pond sizing. Please call We Lamarque at 970-416-2418 for any additional information. Olsson 09/15/2017 - Hydrology calculations have been updated with City’s IDF values. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 3 Comment Originated: 08/08/2017 08/08/2017: Please remove addresses from all plan sets. With the project being replatted, the address could change. PBA 09/15/2017 - Acknowledged. All address have been removed from the architectural plans. Comment Number: 4 Comment Originated: 08/08/2017 08/08/2017: All plan sets will be reviewed at the next round of review. Topic: Plat Comment Number: 1 Comment Originated: 08/08/2017 08/08/2017: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. Comment Number: 2 Comment Originated: 08/08/2017 08/08/2017: Please change the Plat name to "Lincoln Hotel", to match the other plans. Olsson 09/15/2017 – Acknowledged. Plat changed to read “Spirit at the River” to match other plans. Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/08/2017 08/08/2017: All pedestrian routes into the site need to be ADA accessible. Olsson 09/15/2017 – Acknowledged. Comment Number: 2 Comment Originated: 08/08/2017 08/08/2017: Please work with planning to ensure that parking will be adequate for the restaurant use. RMS 09/15/2017 - Parking quantities meets land use code requirements and have been determined off of chart. Comment Number: 3 Comment Originated: 08/08/2017 08/08/2017: Please include signing plans in the next submittal. This can be done in final. RMS 09/15/2017 – Full signage plans will be submitted at FDP. Comment Number: 4 Comment Originated: 08/08/2017 08/08/2017: The submitted traffic study information has been reviewed and the conclusions accepted. Olsson 09/15/2017 – Acknowledged. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/11/2017 08/11/2017: Irrigation plans are required no later than at the time of building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to Eric Olson, at 221-6704 or eolson@fcgov.com Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/11/2017 08/11/2017: Please revise the fire hydrant line per Poudre Fire Authorities comment of one hydrant along Lincoln Avenue being sufficient. This will eliminate the private fire line loop within the site. Olsson 09/15/2017 - Plans have been updated to reflect this Comment Number: 2 Comment Originated: 08/11/2017 08/11/2017: Please clarify if any existing water or sewer services exist for this site. If any existing services are to be removed, they would need to be abandoned at the main. An existing water service can be retained as an irrigation service. Olsson 09/15/2017 – Plans have been updated to reflect this Comment Number: 3 Comment Originated: 08/11/2017 08/11/2017: Please show the curb stop and meter pit for the proposed domestic water service. Olsson 09/15/2017 – Plans have been updated to reflect this Comment Number: 4 Comment Originated: 08/11/2017 08/11/2017: Please document that the sewer services will provide the proper vertical spacing of 18 inches from the eastern 8-inch sewer main. A detail of the connection would be helpful to document if any special circumstances exist for this connection. Olsson 09/15/2017 - Plans have been updated to reflect this Department: Zoning Contact: Ryan Boehle, 970-416-2401, rboehle@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/09/2017 08/09/2017: Please add an elevation and detail for the trash and recycling enclosure. PBA 09/15/2017 – Acknowledged. Please see detail 5 on sheet A.202 for an enlarged plan. Also reference sheet A.200 detail 1 “East Elevation” which shows the trash enclosure elevation. Comment Number: 2 Comment Originated: 08/09/2017 08/09/2017: What is the enclosure area on the south side of the development leading into the long term parking garage area. It appears to be an elevator, what is the area adjacent with the swinging double doors ? If the doors are to remain they should be reversed as to not swing into the drive aisle. PBA 09/15/2017 – The double doors that were swinging into the drive aisle are now pulled back into the lobby vestibule.