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Home My WebLink About221 E. MOUNTAIN AVENUE - BASIC DEVELOPMENT REVIEW - BDR160011 - CORRESPONDENCE - STAFF'S PROJECT 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 May 27, 2016 Jason Messaros BHA DESIGN INC 1603 OAKRIDGE DR Fort Collins, CO 80528 RE: 221 E Mountain Avenue, BDR160011, Round Number 1 Comment Summary: Department: Engineering Development Review Contact: Katie Sexton, 970-221-6501, ksexton@fcgov.com Topic: General 05/24/2016: Tom Knostman, City Pavement Engineer (221-6576, tknostman@fcgov.com) has provided the following comment: We are opposed to the inclusion of the LID pervious pavers within City ROW of Mountain Ave. without some method for maintenance of the system by the property owner. These pervious paver systems plug with debris and dirt quickly (2-years at the installation on Walnut for example) and then must be disassembled, stone by stone, to do the maintenance. Comment Number: 1 Comment Originated: 05/24/2016 05/26/2016: As indicated by Tom Knostman's comment, porous pavers within the ROW/parking areas are not supported. Comment Number: 2 Comment Originated: 05/24/2016 05/26/2016: Any rain gardens within the right-of-way cannot be used to treat the development/ site storm runoff. Rain gardens in the ROW are allowed to treat street flows. The ROW cannot be utilized to accommodate LID requirements for the development site. Comment Number: 3 Comment Originated: 05/24/2016 05/26/2016: If rain gardens are proposed in the ROW to treat street flows, additional details for rain garden design will be needed to determine if the proposed design can be approved. Comment Number: 4 Comment Originated: 05/24/2016 05/24/2016: On-street public parking cannot count toward fulfilling parking requirements. Comment Number: 5 Comment Originated: 05/24/2016 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Seth Lorson, at 970-224-6189 or slorson@fcgov.com. Page 1 of 9 05/24/2016: Although existing public parking stall dimensions do not meet LCUASS standards, existing dimensions may remain. If the curb line changes for any reason, compliant dimensions should be used. Comment Number: 6 Comment Originated: 05/24/2016 05/24/2016: On-street public handicap spaces should be 13' wide per LCUASS standards (19-7). Please also work with Parking Services to confirm that a handicap space here is permissible. Comment Number: 7 Comment Originated: 05/24/2016 05/26/2016: Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. Site-specific bike parking to meet code requirements is not allowed to be installed in the ROW because bike parking in the ROW is subject to City management and may be removed which would make the site non-compliant. Once constructed the property owner(s) can work with FCMoves regarding placement of additional public bike racks within the vicinity of the project based on need and space availability. Comment Number: 8 Comment Originated: 05/24/2016 05/24/2016: Trash enclosure doors should not swing into the ROW. Please recess the doors or swing inwards. Comment Number: 9 Comment Originated: 05/26/2016 05/24/2016: City standards would call for directional ramps to be installed at the corner of Mathews and Mountain; however, we're looking into what works best for this site and will get back to you with comments soon. Comment Number: 10 Comment Originated: 05/26/2016 05/26/2016: Awnings shall conform to City Code requirements and will require an encroachment permit. Applications for encroachment permits shall be made to Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. Comment Number: 11 Comment Originated: 05/26/2016 Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com Topic: General Page 2 of 9 05/11/2016: Our city has an established identity as a forward-thinking community that cares about the quality of life it offers its citizens and has many sustainability programs and goals that may benefit your project. Of particular interest may be the: 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: fcgov.com/planning/natureinthecity/? key=advanceplanning/natureinthecity/, contact Justin Scharton at 970-221-6213 or jscharton@fcgov.com Please consider the City's sustainability goals and ways for your development to engage with these efforts, and let me know if I can help connect you to these programs. Comment Number: 1 Comment Originated: 05/11/2016 Topic: Lighting Plan 05/11/2016: FIXTURE C: Please clarify whether this fixture is full cutoff and whether or not it creates any uplight. All fixtures should be full cutoff and down-directional and should not create any light that spills upward (past 90 degrees). Comment Number: 2 Comment Originated: 05/11/2016 05/11/2016: FIXTURE D: The description calls this an "up/down" fixture. Does this mean that light shines both up and down? Or that it can be installed in either the upward or downward direction? If the latter, please include a note that the fixture shall only be mounted in the down-directional configuration. Comment Number: 3 Comment Originated: 05/11/2016 Department: Historic Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com Topic: General As the property is adjacent to the Old Town District, Land Use Code Section 3.4.7, Historic and Cultural Resources, will apply to the review of this project. Comment Number: 1 Comment Originated: 05/24/2016 LUC 3.4.7(F)(6) states that the decision maker shall receive and consider a written recommendation from the Landmark Preservation Commission. Please contact Historic Preservation staff at mbzdek@fcgov.com or 221-6206 to schedule the review before the Landmark Preservation Commission at your earliest convenience. Comment Number: 2 Comment Originated: 05/24/2016 05/24/2016: At this time, staff has identified no major areas of concern based on the submitted plans and their potential compliance with LUC 3.4.7. Comment Number: 4 Comment Originated: 05/24/2016 Page 3 of 9 05/24/2016: LUC 3.4.7 (B), General Standard, requires that "the development plan and building design shall protect and enhance the historical and architectural value of any historical property" on the site or on adjacent property. Staff will recommend that the area of adjacency for this project should include the Old Town District and the individually eligible buildings south of the parcel along Mathews, which include: 133 Mathews, 137 Mathews, and 143 Mathews. Comment Number: 3 Comment Originated: 05/24/2016 Department: Internal Services Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com Topic: Building Insp Plan Review 05/26/2016: Please schedule a pre-submittal meeting for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed below. The proposed project should be in the early to mid-design stage for this meeting to be effective. Applicants of new projects should email scarter@fcgov.com to schedule a pre-submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage and type of construction being proposed. Comment Number: 1 Comment Originated: 05/26/2016 05/26/2016: Construction shall comply with adopted codes as amended. Current adopted codes are: 2012 International Building Code (IBC) 2012 International Residential Code (IRC) 2012 International Energy Conservation Code (IECC) 2012 International Mechanical Code (IMC) 2012 International Fuel Gas Code (IFGC) 2012 International Plumbing Code (IPC) as amended by the State of Colorado 2014 National Electrical Code (NEC) as amended by the State of Colorado Fort Collins has amendments to most of the codes listed above. See the fcgov.com/building web page to view them. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Load: 100- MPH 3 Second Gust Exposure B. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code - Commercial: 2012 IECC commercial chapter. Comment Number: 2 Comment Originated: 05/26/2016 05/26/2016: Prescriptive energy compliance with increased insulation values is required for buildings using electric heat. Comment Number: 3 Comment Originated: 05/26/2016 Department: Outside Agencies Contact: Seth Lorson, 970-224-6189, slorson@fcgov.com Topic: General 05/12/2016: Xcel Energy Max gas pressure is 14" WC. Comment Number: 1 Comment Originated: 05/12/2016 Page 4 of 9 05/26/2016: COMCAST Comcast has facility in the alley. - Don Kapperman Comment Number: 2 Comment Originated: 05/26/2016 Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General 05/19/2016: FIRE LANE SPECIFICATIONS The fire code requires aerial access on at least one, long side of any building greater than 30 feet in height. Based upon the proposed site design and fourth floor setbacks it seems unlikely the project will be able to meet this requirement per IFC Appendix D, Section D105.3. If the site plan is unable to meet the prescription of the code, the project team will need to explore ways of achieving the intent of the code via alternative means of code compliance. Further discussion will be needed on this issue. Code language provided below. STRUCTURES EXCEEDING 30' IN HEIGHT (see 2012 IFC definition) 2012 IFC Appendix D; Poudre Fire Authority Administrative Policy 85-5: In order to accommodate the access requirements for aerial fire apparatus (ladder trucks), required fire lanes shall be 30 foot wide minimum on at least one long side of the building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building Comment Number: 1 Comment Originated: 05/19/2016 05/19/2016: HYDRANT FOR STANDPIPE SYSTEMS A hydrant is required within 100 feet of the Fire Department Connection for any building with a standpipe system. Current plans place the FDC at 155 feet from the closest hydrant on the NE corner of the building. PFA is asking the project team to see what alterations can be made to improved this condition. Code language provided below. > IFC 507.1.1: Buildings equipped with a standpipe system installed in accordance with Section 905 shall have a fire hydrant within 100 feet of the fire department connections. Exception: The distance shall be permitted to exceed 100 feet where approved by the fire code official. Comment Number: 2 Comment Originated: 05/19/2016 05/24/2016: STAIRWELL TO THE ROOF For future planning purposes, the required stairwell to the roof needs to show a continuous, protected path of travel from the stairwell to the building exit and public way on the ground floor. Code language provided below. > IFC 504.3: New buildings four or more stories above grade plane, shall be provided with a stairway to the roof. Stairway access to the roof shall be in accordance with IFC 1009.13. See also IFC 1009.16. Such stairways shall be marked at street and floor levels with a sign indicating that the stairway continues to the roof. Comment Number: 3 Comment Originated: 05/24/2016 Department: Planning Services Contact: Seth Lorson, 970-224-6189, slorson@fcgov.com Page 5 of 9 Topic: Building Elevations 05/24/2016: Maximum height in the Old City Center subdistrict is 56'. Your proposal appears to be at 58'. Comment Number: 5 Comment Originated: 05/24/2016 05/24/2016: Per Section 3.8.17, maximum rooftop mechanical that can exceed the building height is 5% of the roof. It appears that the proposal has 2,314 s.f of mechanical which exceeds the 5% maximum. Comment Number: 6 Comment Originated: 05/24/2016 Topic: General 05/23/2016: PARKING Per the project narrative, the breakdown of uses and minimum parking requirements follow: Retail (15,738 s.f.): 32 spaces Office (44,201 s.f.): 44 spaces 60 spaces count toward the minimum requirement of 76 spaces: 56 spaces leased in the garage and the 4 on-site. Off-site (i.e. on-street diagonal) does not count toward the minimum requirement. Options to resolve this issue are: 1. Alternative Compliance which offers many different ways to meet the requirement, or 2. Modification of Standard (variance) request to provide less retail parking than is required. Comment Number: 1 Comment Originated: 05/23/2016 05/23/2016: PARKING The parking counts in the land use data appear to have a typo. Eg. "Office - 132" Please also include the breakdown of use square footage. Comment Number: 2 Comment Originated: 05/23/2016 05/23/2016: BIKE PARKING Bike parking must be provided on-site or request alternative compliance or a modification of standard. The bike parking in the ROW could off-set the demand, but it has to be permitted either as an encroachment into the ROW or for FCBikes to install. Nevertheless, we need to formally process the request. Also, the enclosed bike parking needs to be read "5 min" instead of "4 min". Please consider the needs of employees when planning for on-site and enclosed bike parking. It seems like they will need much more than 5 spaces. The spaces designated for quasi-public use and retail should be the only ones considered for the sidewalk. Perhaps additional bike parking can be placed in the small alley space on the west side of the building? Comment Number: 3 Comment Originated: 05/23/2016 Topic: Site Plan 05/24/2016: What is planned for the west side of the building? Comment Number: 4 Comment Originated: 05/24/2016 Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Page 6 of 9 05/26/2016: The LID treatment for the site can not be in City ROW to treat storm water on-site. The City suggests a meeting to discuss options for this development to meet the LID requirements. Comment Number: 1 Comment Originated: 05/26/2016 Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations 05/23/2016: Please revise the title & sub-title as marked. See redlines. Comment Number: 3 Comment Originated: 05/23/2016 Topic: Construction Drawings 05/23/2016: Please add "Town Of" as marked in the sub-title. See redlines. Comment Number: 5 Comment Originated: 05/23/2016 05/23/2016: Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED = NAVD88 - X.XX'. Comment Number: 6 Comment Originated: 05/23/2016 05/23/2016: All benchmark statements must match on all sheets. Comment Number: 7 Comment Originated: 05/23/2016 05/23/2016: There are line over text issues. See redlines. Comment Number: 8 Comment Originated: 05/23/2016 Topic: Landscape Plans 05/23/2016: No comments. Comment Number: 2 Comment Originated: 05/23/2016 Topic: Lighting Plan 05/23/2016: Please revise the title & sub-title as marked. See redlines. Comment Number: 4 Comment Originated: 05/23/2016 Topic: Site Plan Page 7 of 9 05/23/2016: Please revise the legal description as marked. See redlines. Comment Number: 1 Comment Originated: 05/23/2016 Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General 05/27/2016: The TIS has been reviewed and the general conclusions accepted. There may be a few details that need to be provided for complete documentation. We'll forward those when they are available. Comment Number: 1 Comment Originated: 05/27/2016 05/27/2016: The bike parking is in the ROW, and while those racks will be very useful for patrons of businesses, available bike parking on your property for employees that is not located on the front sidewalk is important. Comment Number: 2 Comment Originated: 05/27/2016 05/27/2016: Our standards would require a directional ramp for the sidewalk connection on the SW corner. We'll need further discussions on whether this should be implanted based on other constraints. Comment Number: 3 Comment Originated: 05/27/2016 Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General 05/24/2016: 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 Comment Number: 1 Comment Originated: 05/24/2016 Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General 05/26/2016: The sewer service needs to be at a 90 degree angle at the main. Comment Number: 1 Comment Originated: 05/26/2016 05/26/2016: The water service tap needs to be a 4-inch with a 3-inch reducer. The City does not stock 3-inch water taps. Comment Number: 2 Comment Originated: 05/26/2016 Department: Zoning Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com Topic: Lighting Plan 05/24/2016: Fixture C on the luminaire schedule is not shielded and would not be permitted. Fixture D could be used as long as the top is capped to make it down directional only. Comment Number: 1 Comment Originated: 05/24/2016 Topic: Site Plan Page 8 of 9 05/24/2016: Vehicle and bike parking located in the right-of-way cannot be used to count towards the minimum requirements. Please removed these from the breakdown. Comment Number: 1 Comment Originated: 05/24/2016 05/24/2016: The handicap parking space will need to be a van-accessible handicap space. Comment Number: 2 Comment Originated: 05/24/2016 Page 9 of 9