HomeMy WebLinkAboutPROSPECT AND COLLEGE HOTEL - PDP190014 - SUBMITTAL DOCUMENTS - ROUND 1 - 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
May 25, 2018
Stu Macmillan
MacMillan Development, LLC
1928 Linden RIdge Dr
Fort Collins, CO
Re: 1623 S College Ave
Description of project: This is a request to demolish the existing building at 1623 S
College Ave and construct a 149 room, 6 story hotel (parcel#9723107002). The applicant
is proposing access to the site along Prospect Rd with a right-in right-out. Additional
access is proposed along S College Ave. 149 uncovered parking spaces are proposed to
the west and north of the building. The proposed project is within the General Commercial
(CG) zone district and is subject to Administrative (Type 1) review.
Please see the following summary of comments regarding the project request referenced
above. The comments offered informally by staff during the Conceptual Review will assist you
in preparing the detailed components of the project application. Modifications and additions
to these comments may be made at the time of formal review of this project. If you have any
questions regarding these comments or the next steps in the review process, you may contact
the individual commenter or direct your questions through the Project Planner, Ted Shepard,
at 970-221-6343 or tshepard@fcgov.com.
Comment Summary
Department: Water-Wastewater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
1. Existing Water Infrastructure (site specific comment):
There is an existing 6-inch cast iron water main located in the parking lot and along the
west side of this site. There is an existing combination water and fire service to the
existing building on this site. There is also an existing 12-inch water main in College
Avenue on the far east side. With the development of a hotel, it is likely that you will need
to do some localized water modeling for the area to determine what can be achieved for
fire flow requirements, if the existing 6-inch main on the site needs to be upsized, and
what offsite connections or looping may be needed to support the needs of the hotel.
Response: The existing 6” cast iron waterline along the west side of the property was modeled
in WaterCAD. It was determined that this existing 6” water main did not need to be upsized to
meet fire flow requirements. Refer to water hydraulic report provided with this submittal.
2. Existing Sewer Infrastructure (site specific comment):
There is an existing 8-inch sanitary sewer main on the west side of the site draining to
an existing 21-inch main and another 8-inch sewer main in the northerly portion of the
parking lot draining north to a system in Prospect.
Response: Comment noted. This project is proposing a 6” sanitary sewer service (to be verified
by the MEP) to be connected to the existing manhole to the west as shown on the Overall Utility
Plan.
3. Service abandonment (standard comment):
The existing water/fire service to the building does not meet current code requirements
so it will need to be abandoned at the main with the redevelopment of this site. All other
existing water and sewer services that are not planned to be re-used with this project will
also be required to be abandoned at the main.
Response: Comment noted. All existing water and sanitary services that either don’t meet
current code or are not planned to be used will be abandoned at the mains, as shown on the
Overall Utility Plan.
4. Service sizing (standard comment):
The water service and meter for this project site will need to be sized based on the
AWWA M22 manual design procedure. A sizing justification letter that includes demand
calculations for maximum flows and estimated continuous flows will need to be provided
as a part of the final submittal package for this project.
Response: Comment Noted. A justification letter will be included in the final submittal package.
5. Sewer discharge (standard comment):
Please note that all City of Fort Collins Utility Customers are subject to City Code
requirements for wastewater. These requirements include Section 26-306 Wastewater
Discharge Permit Requirements and Section 26-332 Prohibitive Discharge Standards.
A permit may be required depending on activities on the site; however, discharge
standards apply to every customer, both large and small, regardless of what activities
take place on the site. Please contact Industrial Pretreatment, (970) 221-6900, to
discuss these requirements and how they apply to this development.
Response: Comment Noted.
6. Water conservation (standard comment):
The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
Response: Comment Noted
7. Fees (standard comment):
Development fees and water rights will be due at building permit. 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-investment-develo
pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for
questions on fees.
Response: Comment Noted
Department: Traffic Operations
Contact: Tim Tuttle, 970-221-6820, TTUTTLE@fcgov.com
1. The proposed project will require a full Traffic Impact Study. Please have your Traffic
Engineer contact me to scope the study, (970-221-6820).
Response: Delich Associates has performed a Traffic Impact Study and is provided with this
submittal
2. Coordination with CDOT will be needed for the access on US 287 (S College) and any
other improvements within CDOT right of way.
Response: Comment Noted
3. Work with Engineering on any required frontage improvements and ROW dedications
along College and Prospect.
Response: Comment Noted
4. The access on College will likely need to operate as it does today as a right-in /
right-out. We will work with you to find the best location for access points and vehicular
movements.
Response: Comment Noted. Delich Associates has had conversations with Martina Wilkinson
regarding a potential northbound left-hand turn lane off of college. This analysis is also
presented in the TIS provided.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
1. As of January 1, 2015 all development plans are required to be on the NAVD88 vertical
datum. Please make your consultants aware of this, prior to any surveying and/or design
work.
Response: Comment Noted. The plans provided are on NAVD88.
2. If submitting a replat for this property/project, addresses are not acceptable in the
Subdivision Plat title/name.
Response: Comment Noted
Department: Stormwater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
1. Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the Spring Creek
Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
Response: Comment Noted. The referenced criteria were followed in the preparation of the
provided Preliminary Stormwater Management Report.
2. Documentation requirements (site specific comment):
A drainage report and construction plans are required and they must be prepared by a
Professional Engineer registered in the State of Colorado. The drainage report must
address the four-step process for selecting structural BMPs.
Response: A Preliminary Stormwater Management Report and Preliminary Utility Plans are
provided with this PDP submittal. The report also addresses the four-step process.
3. Stormwater outfall (site specific comment):
The current stormwater outfall for this site is the storm inlet and pipes located in the
vicinity of the College and Prospect intersection. However, recent master planning
analysis shows that drainage could be improved at the College and Prospect
intersection if the southwest corner of this intersection is rerouted to drain to the existing
piping and/or channel located to the west. City master planning would like to work with
the design team for this site to determine the best location for a low point and piping
through this site to outfall to the west.
Response: Per the City’s requests, a portion of the stormwater associated with Lot 2 may be
rerouted and discharged into the drainage channel to the west in an effort to reduce the flooding
that’s occurring at College and Prospect. This rerouting is reflected in the stormwater report and
plans provided.
4. Imperviousness documentation (standard comment):
It is important to document the existing impervious area since drainage requirements
and fees are based on new impervious area. An exhibit showing the existing and
proposed impervious areas with a table summarizing the areas is required prior to the
time fees are calculated for each building permit.
Response: Comment Noted. A preliminary existing versus proposed impervious area exhibit
is provided in the enclosed preliminary stormwater management report. A final exhibit will
be provided prior to building permit.
5. Standard water quality requirements (standard comment):
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-forms-gui
delines-regulations/stormwater-criteria) Extended detention is the usual method
selected for water quality treatment; however the use of any of the BMPs is encouraged.
Response: The City has noted in the original concept meeting held in 2018 that detention will
not be required, however, BMPs proposed on the site for standard water quality treatment of at
least 50% of the site’s runoff include grassed buffer, bioretention and a concrete forebay to
release into a 1,200-foot long, grassed drainage channel. These BMPs are shown in the Utility
Plans provided.
6. LID requirements (standard comment):
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:
1. 50% of the newly added or modified impervious area must be treated by LID
techniques and 25% of new paved areas must be pervious.
2. 75% of all newly added or modified impervious area must be treated by LID
techniques.
Response: Proposed LID techniques to treat at least 75% of the newly added and/or modified
impervious area include a bioretention facility in the center of the site to treat at least 50% of the
required area with the remaining 25% to be treated via the 1,200-foot grassed lined drainage
channel the site runoff discharges to. These LID techniques are shown in the Utility Plans
provided.
7. The site disturbs more than 10,000 sq. ft. and therefore Erosion and Sediment Control
Materials need to be submitted. The erosion control requirements can be located in the
Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section
1.3.3. a copy of the erosion control requirements can be found at
www.fcgov.com/eroison. The Erosion Control Materials will need to be submitted at time
of the first round of FDP. Based upon the area of disturbance, State permits for
stormwater will be required since the site is over an acre and should be pulled before
Construction Activities begin. If you need clarification concerning the Erosion Control
Material Requirements or Comments presented above please contact myself. Jesse Schlam
(970) 224-6015 jschlam@fcgov.com
Response: Comment Noted. The referenced EC materials will be provided in the FDP submittal
and state permits will be obtained prior to construction.
8. Inspection and maintenance (standard comment):
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-impact-dev
elopement
Response: Comment Noted
9. Fees (standard comment):
Stormwater Development Fees include two components: Plant Investment Fees (PIFs)
and Review Fees.
1. PIFs (2017) are $8,217/acre of new impervious area over 350 square feet ($8,217 x
% imperviousness x site acreage)
2. Review Fees are $1,045/acre of new impervious area and based on the impervious
area rate factor (i.e. $1,045 x rate factor (based on % imperviousness) x site acreage)
Fees are to be paid at the time of the issuance of the first building permit. There are no
fees charged for existing impervious areas. Stormwater Development Fees for parking
lots or other projects that do not require a building permit are due prior to project
approval. The fees are calculated the same as for project sites with buildings. More
information on stormwater fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for
questions on fees.
Response: Comment Noted
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
1.
5/14/2018:
There appear to be existing trees on both private and City property. Please schedule an
on-site meeting with City Forestry to obtain tree inventory and mitigation information.
Existing significant trees should be retained to the extent reasonably feasible. This
meeting should occur prior to first-round PDP.
Response: An on-site inventory walk was conducted with Nils on August 26th.
2.
5/14/2018:
Please provide a landscape plan that meets the Land Use Code and 3.2.1
requirements. This should include, but is not limited to, including the City of Fort Collins
General Landscape Notes, Tree Protection Notes, and Street Tree Permit Note,
providing a detailed Plant List – species, quantity, size, method of transplant, and
species percentage, and including current and proposed utility lines as well as proper
tree separation requirements. Please contact Molly Roche (mroche@fcgov.com) if you
have any questions.
Required tree sizes and method of transplant:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 6.0’ height balled and burlapped
Ornamental tree: 1.5” caliper balled and burlapped
If any mitigation is required, trees must be upsized to the following dimensions:
Canopy Shade Trees: 3.0" caliper balled and burlap or equivalent.
Evergreen Trees: 8' height balled and burlap or equivalent.
Ornamental Trees: 2.5" caliper balled and burlap or equivalent.
Response: Comment Noted.
3.
5/14/2018:
Include locations of any water or sewer lines on the landscape plan. Please adjust street
tree locations to provide for proper tree/utility separation.
10’ between trees and public water, sanitary, and storm sewer main lines
6’ between trees and public water, sanitary, and storm sewer service lines
4’ between trees and gas lines
Response: Comment Noted.
Department: Fire Authority
Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org
1. The project team should note that PFA is expecting to adopt the 2018 IFC in January
2019.
ACCESS
Access to this project in general will be problematic from northbound College Avenue for
the primary emergency response Fire Engines. Further discussion on this topic will be
required with PFA and the City of Fort Collins
>Access is required to within 150ft of all portions of the exterior perimeter of the
building. This cannot be measured from College Avenue because it is classified as an
arterial street. A Fire Lane will be required on the property to achieve this required
access and shown on the Plat or dedicated by separate legal document.
Code language follows:
>IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion
of a building hereafter constructed or moved into or within the jurisdiction. The fire
apparatus access road shall comply with the requirements of this section and shall
extend to within 150 feet of all portions of the facility and all portions of the exterior walls
of the first story of the building as measured by an approved route around the exterior of
the building or facility. When any portion of the facility or any portion of an exterior wall of
the first story of the building is located more than 150 feet from fire apparatus access,
the fire code official is authorized to increase the dimension if the building is equipped
throughout with an approved, automatic fire-sprinkler system.
Response: Comment Noted regarding the 2018 IFC. The required access and Fire Lane have
been provided at the perimeter of the building.
2. 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 dedicated by plat or separate document as an Emergency Access
Easement.
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum
overhead clearance. Where road widths exceed 20ft in width, the full width shall be
dedicated unless otherwise approved by the AHJ.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
> Dead-end roads shall not exceed 660' in length without providing for a second point of
access.
> 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 red curb and/or signage, and maintained unobstructed at all times. Sign
locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS
detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional
arrows required on all signs.
> Additional access requirements exist for buildings greater than 30' in height. Refer to
Appendix D of the 2015 IFC or contact PFA for details.
Response: Two staging areas, both at 26’ wide, are provided on the south and west of the
proposed building with the remaining lane at 24’ wide minimum. There are no overhead
obstructions within the entire length of the fire lane. The fire lane and dimensioning are shown
on Sheet C3.1 (Site Plan) in the enclosed preliminary Utility Plan. Once approved, the fire lane
will be dedicated by separate document as an Emergency Access Easement. The required
signage will be provided on the final plans.
3. AERIAL APPARATUS ACCESS
Any building over 30ft in height triggers the requirement for an aerial apparatus Fire lane
and is required to be along the entire length of one of the longest sides of the building
and approved by PFA. It is required to be located within a minimum of 15ft from the
building to a maximum of 30ft from the building and 26ft wide.
>The setbacks of the different levels on the west elevation appear to create an out of
compliance condition for aerial access.
>Therefore this building is out of compliance for aerial access. Code language follows:
>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 26 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.
Response: Two staging areas, both at 26’ wide, are provided on the south and west of the
proposed building with the remaining lane at 24’ wide minimum. All levels of the building are at
the same setback along the two-26’ wide staging areas and are a maximum 30’ from the
building edge.
4. ALTERNATIVE MEANS & METHODS
Where project size and scope and/or site constraints conflict with fire code compliance,
the intent of the fire code may be met via alternative means and methods, as approved
by the fire marshal. As per IFC 104.8 & 104.9, the fire marshal may allow this approach
when perimeter access and/or aerial apparatus access requirements cannot be met on
the site plan. A written plan to meet the intent of the code via alternative means and
methods will need to be submitted to Fire Marshal, Bob Poncelow for review and
approval prior to final plans approval.
Response: Comment Noted. A written plan can be provided upon request.
5. BUILDINGS FOUR OR MORE STORIES IN HEIGHT
> IFC 504.3 - ROOF ACCESS: 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 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.
> IFC Sections 905 and 913 - FIRE STANDPIPE SYSTEM: 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 and the hoseline connections at the intermediate levels
> IFC 507.5.1.1 - HYDRANT FOR STANDPIPE SYSTEMS: 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 that is capable of producing a
minimum of 1500gpm at 20psi residual pressure. Exception: The distance shall be
permitted to exceed 100 feet where approved by the fire code official.
Response: A stairway to the roof has been provided at the north of the building with the required
signage. A fire standpipe that meets the referenced IFC requirements will be provided. Also, a
new fire hydrant with the required flow and pressure is proposed off the northwest corner of the
building, within 100 feet of the FDC. This hydrant is shown on the Overall Utility Plan.
6. AUTOMATIC FIRE SPRINKLER SYSTEM AND STANDPIPE
Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related
questions at 970-416-2868.
Response: Comment Noted
7. FDC
On the provided conceptual site plan the FDC should be located close to the north west
corner of the north elevation of the proposed hotel.
> IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA
standards. The location of the FDC shall be approved by the fire department and the
location labeled on Utility Plans
Response: An FDC is proposed to be located at the northwest corner on the north elevation.
This is called out on the Overall Utility Plan.
8. FIRE ALARM SYSTEM
This Hotel is an R1 occupancy and will be designed with an approved Alarm system in
accordance with IFC 907.2.8.
Response: Comment Noted.
9. HYDRANT
A hydrant is required within 100ft of a standpipe. Both the hydrants to the north and
south are more than 200ft away therefore a new hydrant will be required within 100ft of
the standpipe.
Response: Comment Noted.
10. .ERRC
An emergency responder radio coverage evaluation will be required for this building.
Code language follows:
> IFC 510 & 1103.2: New & existing buildings require a fire department, emergency
communication system evaluation after the core/shell but prior to final build out. For the
purposes of this section, fire walls shall not be used to define separate buildings. Where
adequate radio coverage cannot be established within a building, public-safety radio
amplification systems shall be designed and installed in accordance with criteria
established by the Poudre Fire Authority.
Response: Comment Noted.
11. ADDRESSING/WAYFINDING
To assist with prompt emergency response the address will be clearly visible in no less
than 8" numerals on the elevation facing College Avenue. 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
eight-inch numerals on a contrasting background
Response: Comment Noted.
12. SOLAR ARRAYS
Commercial rooftop structures and ground mounted solar arrays require a separate plan
review and permit from the Poudre Fire Authority. Refer to IFC 605.11.1 for access and
pathway details.
Response: Comment Noted.
13. ROOFTOP AMENITIES & OTHER AREAS OF ASSEMBLY
> A plan for rooftop amenities shall include an egress plan from any assembly
occupancy in compliance with IFC 1006.3.
> Landscaping on roofs shall be shown to comply with IFC 317.
Response: Comment Noted.
14. KEY BOXES REQUIRED
> IFC 506.1 and Poudre Fire Authority Bureau Policy 88-20: Poudre Fire Authority
requires at least one key box ("Knox Box") to be mounted in an approved, exterior
location (or locations) on every new or existing building equipped with a required fire
sprinkler or fire alarm system. The box shall be positioned 3 to 7 feet above finished
floor and within 10 feet of the front door, or closest door to the fire alarm panel.
Exception can be made by the PFA if it is more logical to have the box located
somewhere else on the structure. Knox Box size, number, and location(s) to be
determined at building permit and/or by time of final CO.
All new or existing Knox Boxes must contain the following keys as they apply to the
building:
> Exterior Master
> Riser room
> Fire panel
> Elevator key if equipped with an elevator
The number of floors determines the number of sets of keys needed. Each set will be
placed on their own key ring.
> Single story buildings must have 1 of each key
> 2-3 story buildings must have 2 of each key
> 4+ story buildings must have 3 of each key
For further details or to determine the size of Knox Box required, contact the Poudre
Fire Authority Division of Community Safety Services.
Response: Comment Noted.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
1. 1. 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, butterflies, songbirds) landscaping and maintenance are
also encouraged. Please refer to the Fort Collins Native Plants document available
online and published by the City of Fort Collins Natural Areas Department for guidance
on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf.
Response: Comment Noted.
2. 2. In regard to outdoor lighting, especially LED light fixtures, cooler color temperatures
are harsher at night and cause more disruption to circadian (biological) rhythms for both
humans and wildlife. Please consider a warmer color temperature (warm white, 3000K
or less) for any LED light fixtures. Please also consider fixtures with dimming
capabilities so that light levels can be adjusted as needed. Site light sources shall be
fully shielded and down-directional to minimize up-light, light spillage and glare [see
LUC 3.2.4(D)(3)]. For further information regarding health effects please see:
http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
Response: Comment Noted.
3. 3. When trees will be impacted, note LUC Section 3.2.1(C) requiring 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 Ralph Zentz, Senior Urban Forester (970-221-6302 or
rzentz@fcgov.com) to determine the status of the existing trees and any mitigation
requirements that could result from the proposed development.
Response: Comment Noted.
4. 4. If this project moves forward contact Jonathon Nagel, Code Compliance Inspector, at
970-416-2701 or jnagel@fcgov.com as soon as possible to discuss appropriate and
functional incorporation of trash and recycling into site design.
Response: Comment Noted.
5. 5. Our city has an established identity as a forward-thinking community that cares about
the quality of life it offers its citizens now and generations from now. Thus, the City of
Fort Collins has many sustainability programs and goals that may benefit this project. Of
interest may be:
1) ClimateWise program: http://fcgov.com/climatewise, contact Heidi Wagner at
970-416-2230 or climatewise@fcgov.com
2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program
(WRAP): http://fcgov.com/recycling/wrap.php, contact Jonathon Nagel at 970-416-2701
or jnagel@fcgov.com
3) Green Building Program: http://fcgov.com/greenbuilding contact Tony Raeker at
970-416-4238 or traeker@fcgov.com
4) Solar Energy: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or
rgatzke@fcgov.com
5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary
Schroeder at 970-224-6003 or gschroeder@fcgov.com
6) Nature in the City Program: http://fcgov.com/natureinthecity, contact Justin Scharton at
970-221-6213 or jscharton@fcgov.com
7) Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at Bike
Fort Collins at stacy@bikefortcollins.org or 970-481-5577
Response: Comment Noted.
Department: Engineering Development Review
Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com
1. The Midtown in Motion Plan calls for the public sidewalk along College Avenue to be
upgraded to a 10-foot multi-use path. The project would be eligible for reimbursement
through the Transportation Expansion Fee Program for the improvements above and
beyond the standard local improvements.
Response: A 10’ wide sidewalk along College Avenue has been provided.
2. A left in at the new proposed College access would need to be approved by both the
City of Fort Collins and CDOT. The project plans would need to demonstrate that there
is adequate space on College Avenue for both the southbound left onto Parker and a
new northbound left into the development. As shown on the CDR, the new access would
not meet LCUASS access spacing standards per Table 7-3 and would require a
variance to allow the new access location and movements at this access may be limited
to right in right out only.
Response: Comment Noted. Delich Associates has had conversations with Martina Wilkinson
regarding a potential northbound left-hand turn lane off of college. This analysis is also
presented in the TIS provided. If approved through the City and CDOT, it is understood that a
variance may be required due to geometric constraints.
3. Additional conversation will need to be held regarding options for Prospect access – a
new access would not meet LCUASS spacing requirements. Although emergency
access only accessways are not typically held to the public access spacing requirement,
alternative options should be explored if possible.
Response: Comment Noted
4. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the
time of building permit. Please contact Kyle Lambrecht at 221-6566 if you have any
questions.
Response: Comment Noted
5. The City's Transportation Development Review Fee (TDRF) is due at the time of
submittal. For additional information on these fees, please see:
http://www.fcgov.com/engineering/dev-review.php
Response: Comment Noted
6. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets,
sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of
this project, shall be replaced or restored to City of Fort Collins standards at the
Developer's expense prior to the acceptance of completed improvements and/or prior
to the issuance of the first Certificate of Occupancy.
Response: Comment Noted.
7. 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.
Response: Comment Noted.
8. Any public improvements must be designed and built in accordance with the Larimer
County Urban Area Street Standards (LCUASS). They are available online at:
https://www.larimer.org/engineering/streets
Response: Comment Noted. The LCUASS standards will be referenced.
9. 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 include 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). Information on the
dedication process can be found at: http://www.fcgov.com/engineering/devrev.php
Response: The necessary easements will be dedicated by separate document, as required by
the City.
10. Utility plans will be required and a Development Agreement will be recorded once the
project is finalized.
Response: Comment Noted.
11. As of January 1, 2015 all development plans are required to be on the NAVD88 vertical
datum. Please make your consultants aware of this, prior to any surveying and/or design
work.
Response: The submitted plans are on NAVD88 vertical datum.
12. This site is adjacent to CDOT roadway and all access to the site is governed by an
access control plan. The access control plan will need to be followed and implemented
with any project. Plans will be routed to CDOT for review and approval and the applicant
may need to obtain access permits from CDOT.
Response: Comment Noted.
13. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
Response: Comment Noted.
14. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending
on parking design.
Response: Comment Noted
15. 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 the Engineering Department for review and approval prior to
installation. Encroachment items shall not be shown on the site plan as they may not be
approved, need to be modified or moved, or if the permit is revoked then the site/
landscape plan is in non-compliance.
Response: Comment Noted.
16. The development/site cannot use the right-of-way for any Low Impact Development to
treat the site’s storm runoff. We can look at the use of some LID methods to treat street
flows – the design standards for these are still in development.
Response: No LID is proposed within any rights-of-way.
17. Doors are not allowed to open out into the right-of-way.
Response: No doors open into any rights-of-way.
18. Bike parking required for the project cannot be placed within the right-of-way and if
placed just behind the right-of-way need to be placed so that when bikes are parked
they do not extend into the right-of-way.
Response: No bike parking is proposed within any rights-of-way.
19. 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.
Response: Comment Noted.
Department: Electric Engineering
Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com
1. Light and Power feeds the current building on the south west corner of the building from
a 300 kVA 120/208v transformer.
Response: Comment Noted.
2. As this project continues to move forward, please inform us as soon as possible as to
the power requirements of the new hotel as well as the meter placement. It appears that
the proposed plans will require Light and Power to move our facilities that are currently
near the existing building. All costs to modify the system will be billed to the applicant.
Response: Comment Noted.
3. 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
Response: Comment Noted.
4. Transformer locations shall be within 10' of a paved surface and must have a minimum
of an 8' clearance from the front side and a 3' clearance around the sides and rear.
(1000 kVA up to 2500 kVA requires 4' around the sides and rear.)
Response: Comment Noted.
5. Please note that the owner is responsible for the demolition of the existing secondary
electric service to the current building.
Response: Comment Noted.
6. Contact Light and Power Engineering to coordinate the transformer and electric meter
locations, please show the locations on the utility plans.
Response: The transformer and meter locations will be coordinated with Light and Power
Engineering and shown on the Overall Utility Plan.
7. 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/ElectricServiceStandards_FINA
L_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
Response: Comment Noted.
Planning Services
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
1. A Lodging Establishment is permitted in the C-G, General Commercial zone district,
subject to Administrative Review (Type One).
Response: Noted
2. As you are aware, the maximum allowable height is four stories. In the C-G zone district,
height is measured by stories, not by feet. For guidance on how to measure height by
stories, please refer to Section 3.8.17(A)(2).
Response: noted – a stand along modification has been approved for 6 stories.
3. Section 3.8.17(A)(3) allows a building to achieve Transitional Height Limit. The allowed
"transitional" height may fall at or below the midpoint between the zone district maximum
height limit and the height, in feet, of a building that exists on a lot that abuts the subject lot
and faces the same street as the building on the subject lot. Staff does not interpret the
State apartment building or the C.S.U. Medical Center as being on lots that abut the
subject site.
Response: noted
4. Consequently, a Request for Modification of Standard will be required to Section 4.21(D).
Please refer to Section 2.8.2(H) for the criteria upon which a Modification can be justified.
Response: noted
5. Section 3.8.17(C) describes which features are exempt from being counted in
determining the height of the building.
Response: noted
6. In the Transit-Oriented Development Overlay District, per Section 3.10.5(F)(1)(a,b,c) all
buildings shall be limited to the maximum height allowed in the underlying zone district
unless various attributes are included in the program. These attributes include mixed-use,
affordable housing and structured parking. Please refer to this section for details as to
how additional stories may be added over the four-story maximum allowed in the C-G.
Response: noted
7. Section 3.10.5(F)(2,3) refer to buildings in the T.O.D. needing a distinctive base treatment
consisting of one or two stories. Also, upper portions must be stepped back from this
base.
Response: noted
8. Section 3.10.5(G,H) require that buildings in the T.O.D. include minimum standard for
windows at both the ground floor and upper stories.
Response: noted
9. Section 3.10.3(A) requires that buildings in the T.O.D. feature a primary entrance that
faces South College Avenue. The concept plan indicates that such is the case with the
main entry plaza located at the southeast corner of the site. Please note that this standard
also requires such additional features as connecting walkways, plazas, parks or similar
outdoor spaces.
Response: noted
10. Section 3.10.3(B) requires that buildings in the T.O.D. include a central feature or
gathering place that shall include a convenient outdoor open space or plaza with
amenities such as benches, monuments, kiosks or public art.
Response: noted
11. Section 3.10.3(C) requires that buildings in the T.O.D., to the extent reasonably feasible,
shall be designed to form outdoor spaces such as courtyards, plazas, arcades, terraces,
balconies and decks for hotel guests’ and workers' use and interaction, and to integrate
the development with the adjacent physical context. To the extent reasonably feasible, a
continuous walkway system linking such outdoor spaces shall be developed, and shall
include coordinated linkages between separate developments. For the subject site,
concept plan indicates a “possible connection to bike route.”
It appears that the connection referred to is the bike and pedestrian route that was
provided per a cooperative agreement between the owner of the adjacent commercial
center and the State Apartments to facilitate access to Prospect Road which, in turn
connects to the bike path and pedestrian crossing of Prospect Road to the MAX station
and C.S.U. campus. Connecting into this network will be of utmost importance and would
contribute to meeting the objectives of the Midtown Plan.
Response: noted
12. Section 3.10.5(A-E) requires that buildings in the T.O.D. include architectural features so
that new buildings meet standards related to articulation, rooflines, materials, colors and
storefronts at the pedestrian scale.
Response: noted
13. A recent spate of tall buildings (four and five stories) on relatively small parcels has been
submitted for review in areas outside of our Downtown. These areas include Campus
West and Midtown. Based on what we have experienced with these structures, and
important design feature is to establish a landscape setting in order to soften the height
and mass of these buildings and to mitigate site maximization. Staff strongly encourages
the design team to fully utilize the public parkway and building setback to establish a
well-landscaped setting to address various issues related tall buildings outside of
Downtown.
Response: noted
14. In general, the applicant team is strongly encouraged to consider exceeding the minimum
required standards given the necessity of a Request for Modification for a six story
building.
Response: noted
15. A shadow analysis is required for buildings greater than 40 feet in height. Section
3.5.1(G) requires that there be no substantial adverse impact on adjacent properties for
three months of the year. Consequently, this a shadow analysis needs to address
shadowing on three dates: the winter solstice (estimated to be December 21st) and 45
days prior (November 6th) and 45 days post (February 4th).
Response: noted
16. The minimum required number of vehicle parking spaces is .5 per room and the
maximum is 1.00 spaces per room. For bikes, the minimum required parking is one
space per four rooms and these spaces must be divided such that no less than 60% are
enclosed and the balance may be placed in fixed exterior racks.
Response: noted
17. Enclosed shall mean bicycle storage in lockers, a room or other space within a parking
structure or other building, including, without limitation, a shed or carport. All types of
enclosed bicycle storage must be easily accessible to entrances and walkways, secure,
lighted and protected from the weather. Each storage space shall provide a minimum of
six (6) square feet in area. The storage space shall not impede fire exits or be located so
that parked bicycles interfere with public access.
Response: noted
18. Staff acknowledges that, at this time, there is no end-user, or nationally recognized
franchise or brand identified. Please note that Section 3.5.3(E) addresses the underlying
city-wide policy that character and image of new commercial structures shall be designed
to contribute to Fort Collins’ distinct visual quality and uniqueness. Consequently, this
code provision requires that a standardized prototype design shall be modified as
necessary to comply with the requirements of this Section 3.5.3.
Response: noted
19. The site is located in the northern-most portion of the Midtown Plan which is further
described as Gardens sub-area. The Plan states: “new plazas and gardens should be
designed to reflect a floral or natural theme that reinforces the connection to the university
and its agrarian heritage. Development that incorporate community gardens also should
be encouraged.” The Plan also includes design guidelines for commercial development.
Response: noted
20. The proposed development project is subject to a Type 1 review and public hearing, the
decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant
for this development request is not required to hold a neighborhood meeting for a Type 1
hearing, but if you would like to have one to notify your neighbors of the proposal, please
let me know and I can help you in setting a date, time and location for a meeting.
Neighborhood Meetings are a great way to get public feedback and avoid potential
hiccups that may occur later in the review process.
Response: noted
21. Please see the Development Review Guide at www.fcgov.com/drg. This online guide
features a color coded flowchart with comprehensive, easy to read information on each
step in the process. This guide includes links to just about every resource you need
during development review.
Response: noted
22. This development proposal will be subject to all applicable standards of the Fort Collins
Land Use Code (LUC), including Article 3 General Development Standards. The entire
LUC is available for your review on the web at
http://www.colocode.com/ftcollins/landuse/begin.htm.
Response: noted
23. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a
Modification of Standard Request will need to be submitted with your formal development
proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply
for a Modification of Standard.
Response: noted
24. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
Response: noted
25. The request will be subject to the Development Review Fee Schedule that is available in
the Community Development and Neighborhood Services office. The fees are due at the
time of submittal of the required documents for the appropriate development review
process by City staff and affected outside reviewing agencies. Also, the required
Transportation Development Review Fee must be paid at time of submittal.
Response: noted
26. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
Response: noted
Pre-Submittal Meetings for Building Permits
Pre-Submittal meetings are offered to assist the designer/builder by assuring, early in the
design, that new commercial or multi-family projects are on track to complying with all of the
adopted City codes and Standards listed below. The proposed project should be in the early
to mid-design stage for this meeting to be effective and is typically scheduled after the
Current Planning PDP submittal. Applicants should be prepared to present site plans, floor
plans, and elevations and be able to discuss code issues of occupancy, square footage, type
of construction, and energy compliance method being proposed. Applicants of new
commercial or multi-family projects should contact their Development Review Coordinator to
schedule a pre-submittal meeting.
Construction shall comply with the following adopted codes and standards as
amended:
2018 International Building Code (IBC) with local amendments
2018 International Residential Code (IRC) with local amendments
2018 International Existing Building Code (IEBC) with local amendments
2018 International Energy Conservation Code (IECC) with local amendments
2018 International Mechanical Code (IMC) with local amendments
2018 International Fuel Gas Code (IFGC) with local amendments
2018 International Swimming Pool and Spa Code (ISPSC) with local amendments
2015 International Plumbing Code (IPC) as amended by the State of Colorado
2017 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Loads:
Risk Category ll (most structures):
* 140mph (Ultimate) exposure B or
* Front Range Gust Map published by The Structural Engineer's Association of
Colorado
Risk Category l: 130mph (Ultimate) exposure B
Risk Category lll & lV: 150mph (Ultimate) exposure B
Seismic Design: Category B.
Climate Zone: Zone 5.
Energy Code Use:
1. Single Family; Duplex; Townhomes: 2018 IRC Chapter 11 or 2018 IECC Chapter 4
Residential Provisions
2. Multi-family and Condominiums 3 stories max: 2018 015 IECC Chapter 4 Residential
Provisions.
3. Commercial and Multi-family 4 stories and taller: 2018 IECC Chapter 4 Commercial
Provisions.
Current codes and amendments are effective as of January 12, 2019. Copies of the code
amendments can be obtained at www.fcgov.com/building/codes.php or at the Building
Services office.
City of Fort Collins
Building Services
Plan Review
970-416-2748
scarter@fcgov.com