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HomeMy WebLinkAbout609 S COLLEGE AVE MIXED USE - BDR200004 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWPage 1 of 18 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com November 08, 2019 Russ Lee Ripley Design Inc. Fort Collins, CO Re: 609 S. College Ave. Mixed-Use Description of project: This is a request to build an addition to an existing single-family dwelling and convert the building to mixed-use including office space, studio space and temporary (less than 30 days) artist-in-residence accommodations at 609 S. College Ave. (parcel #9714114017). Four on-site parking spaces are proposed. Access is taken from S. College Avenue to the east and Dalzell Alley to the west. The property is within the Downtown (D) zone district and is subject to Basic Development Review as an extension of the Music District. Please see the following summary of comments regarding 609 S. College Ave. Mixed-Use. 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, please contact your Development Review Coordinator, Todd Sullivan via phone at 970-221-6695 or via email at tsullivan@fcgov.com. Comments in red – Tree Line Builder (Owner Representative), Forest Glaser Comments in yellow – Dengler Architecture, Kim Morton Comments in green – Ripley Design Inc., Sam Coutts Comments in blue – Northern Engineering, Ben Ruch Comments in purple – APS Inc. , Randy Bremmer Comment Summary Development Review Coordinator Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com 1. I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your Page 2 of 18 team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Ripley Response: Understood 2. The proposed development project is subject to a Basic Development Review. The decision maker for your project will be the Development Review Manager and/or Director of Community Development and Neighborhood Services. All documents submitted to the City in association with your Basic Development Review project are available to the public through our website. Formal public notice of your project is at the discretion of the Development Review Manager, including a posted sign, mailing to surrounding neighbors and/or published notice elsewhere. Ripley Response: Understood 3. I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, 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. Ripley Response: Understood 4. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php . The checklist provided is specific to this Conceptual project; if there are any significant changes to this project, please let me know so we can adjust the checklist accordingly. I can send an updated copy of the Submittal Checklist to ensure you are submitting the the correct materials. Ripley Response: Understood 5. As part of your submittal you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable. Ripley Response: Understood 6. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php . I will provide estimated fees, which are due at time of project submittal for formal review. This is an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change - please confirm these estimates before submitting. If you have any questions about fees, please reach out to me. Ripley Response: Understood 7. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with a three-week round of review followed by a formal meeting. Ripley Response: Understood 8. When you are ready to submit your formal plans, please make an appointment with me at Page 3 of 18 least 24 hours in advance. Applications and plans are submitted electronically in person with initial fees. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. Ripley Response: Understood Planning Services Contact: Pete Wray, 970-221-6754, pwray@fcgov.com 1. FOR APPROVAL: Vehicular parking requirements - Section 3.2.2 (K) - Office Space: min. 1/1000 sf, max. 3/1000 sf. - calculate total commercial space in both home and addition. Are the proposed four parking spaces paved? Ripley Response: We have calculated parking by braking out the different spaces by use. The office space (music room, iso-booth, office, office closet, and bathroom) and lodging (bedroom 1 and 2, kitchen, bathroom, dinning, living, storage, lounge, and foyer). See plan for parking numbers. See exhibit for floorplan. Parking spaces are paved. Please summarize parking calculations in table on site plan. - With existing improved alley, how will proposed parking spaces match area in between alley light pole cutouts? Will these poles need to be relocated? Ripley Response: We would like to keep the light poles and are adjusting the cutouts. See plan for detail. 2. FOR APPROVAL: Downtown District permitted use. - Change of use from single-family detached dwelling to commercial office with accessory uses to include lodging and studio space. Ripley Response: Understood. Building is changing to a commercial mixed-use building with office and lodging. See cover for land use table. - Per Administrative Interpretation (dated 9/18/14), this proposed use is subject to a BDR review as an expansion of the existing approved Music District project. Ripley Response: Understood. 3. Downtown District. - Proposed project representing an small addition of an existing building, most of the Downtown zone standards are not applicable. Ripley Response: Understood. - Lower story facades (required or otherwise) must be constructed of authentic, durable, high-quality materials (brick, stone, glass, terra cotta, stucco (non EFIS), precast concrete, wood, cast iron, architectural metal - or similar modular materials) installed to industry standards.Building addition facade should be high quality materials and finishes (brick, stone, , architectural metals etc.). Dengler Response: See building elevations for materials to be used. - Addition side yard setback of 5' is in compliance. Ripley Response: Understood, setback is in compliance. Page 4 of 18 4. FOR APPROVAL: Site plan. Please include setbacks, easements, dimensions of proposed site layout of walks, parking area and building footprint. A summary table of use, density, building information, parking, signature blocks and notes. Ripley Response: Understood, the site plan has been labeled and dimensioned. A summary of the land use, density, building, parking and signature blocks and notes have been added to the cover page and the site plan. - Will the existing curb cut driveway off of College be removed? Northern Response: Currently, the driveway will remain. 5. FOR APPROVAL. Landscape Plan. Please document existing tree mitigation for removal, protection of remaining trees, extent of existing and proposed new landscaping on site, details, notes and material summaries. Ripley Response: Tree mitigation plan has been incorporated in the sheet set and includes removal and protection of trees. Proposed and new landscaping is shown on the landscape plan. Details and notes sheet have been added to the landscape plan as well. 6. FOR APPROVAL. Section 3.2.5. Trash and Recycling Enclosure. Areas for the collection and storage of trash, waste cooking oil, and compostable, recyclable and other materials (linen service containers, returnable crates and pallets, and other similar containers) must be enclosed so that they are screened from public view. Enclosures must be constructed of durable materials such as masonry and shall be compatible with the structure to which it is associated. Dengler Response: Trash enclosure details and materials are included with this submittal. 7. FOR APPROVAL. Building elevations. Please provide color building elevations and perspective views with dimensions. A summary table showing building materials, colors finishes. Dengler Response: See submittal drawings. Department: Historic Preservation Contact: Karen McWilliams, 970-224-6078, kmcwilliams@fcgov.com 1. HISTORIC RESOURCES IDENTIFICATION: In accordance with LUC 3.4.7(B)(2), staff has identified the structures on the development site and within 200 feet of the development site that are designated historic resources or are eligible for historic designation. Staff has found that the property at 609 South College is eligible for individual designation as a Fort Collins Landmark. The property owner and applicant have concurred with this assessment, eliminating the need for a separate professional survey of the property to determine potential historic eligibility. Dengler Response: Owners are not interested in submitting this property for historic designation. Additionally, the properties on either side of 609 S. College, Canino’s and the Beebe Clinic, are both officially designated Fort Collins Landmarks. 2. CODE REQUIREMENTS FOR HISTORIC RESOURCES ON DEVELOPMENT SITE: As the structures on the development site are identified as eligible historic resources, the project plans must provide for the rehabilitation and adaptive reuse of those structures pursuant to Land Use Code Section 3.4.7(D)(3) that meets the Secretary of the US Department of Interior’s Standards for Rehabilitation to the maximum extent feasible. According to LUC Division 5.1, Definitions, "Maximum extent feasible shall mean that no feasible and prudent alternative exists, and all possible efforts to comply with the regulation or minimize potential harm or adverse impacts have been Page 5 of 18 undertaken." Dengler Response: Following our meeting with Karen and Maren, it is our intent that State requirements for rehab and adaptive reuse are being adhered to as much as possible in the design and material selection. Any additional details will be found in the final construction documents. 3. CODE REQUIREMENTS FOR DEVELOPMENT WITH HISTORIC RESOURCES NEAR THE SITE: If an abutting property is a historic resource, as is the case with Canino’s and Beebe Clinic, the design compatibility requirements of LUC Section 3.4.7(E), Table 1 must be met relative to those properties’ site plans and architecture. Those requirements are designed to create an appropriate design relationship between new construction and nearby historic resources. When historic resources exist both on the development site and on adjacent sites, the resources on the development site will be used as the primary point of comparison. Dengler Response: Following our meetings with Karen and Maren, it was decided that this design is indeed respectful to the neighboring historic buildings as well as to the existing home. 4. LANDMARK PRESERVATION COMMISSION REVIEW: For development sites containing and/or adjacent to historic resources, the Landmark Preservation Commission will review the project for compliance with LUC 3.4.7 and Municipal Code Chapter 14, Article III requirements, and will provide a written recommendation to the decision maker. The Commission may provide comments that require adjustment of the plans. For this reason, it is recommended that the project schedule a Conceptual Review with the Commission early in the project. This may be done by contacting Historic Preservation staff. Dengler Response: Following our comments received from this submittal we intend to submit to the Commission Department: Engineering Development Review Contact: Morgan Uhlman, 970-416-4344, muhlman@fcgov.com 1. Site Specific: This project will need to close the driveway that is currently on College Avenue and replace it with our standard parkway and vertical curb. Northern Response: Understood. The plans show the existing driveway cut being removed and replaced with curb and gutter. 2. 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. Treeline Response: Understood. Fees will be paid at the time of the building permit. 3. 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 Ripley Response: Understood. TDRF has been attached to this submittal. 4. 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. Ripley Response: Understood, damages during construction will be restored to City of Fort Collins Standards Page 6 of 18 5. 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. Ripley Response: Understood, they will meet ADA standards. 6. 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/standards-and-guides/urban-area-street-standards Northern Response: Acknowledged. LCUASS will be followed. 7. This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project. 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 Northern Response: No easements are required. 8. Utility plans will be required and if needed a Development Agreement will be recorded once the project is finalized. Northern Response: Acknowledged. Utility plans are being provided. 9. 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. It is possible CDOT may require this to be removed. Northern Response: Acknowledged. 10. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Northern Response: Acknowledged. This does not apply to our project as the proposed parking will be off the alley. 11. All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. Northern Response: Acknowledged. This will not apply to our project. 12. The development/ site cannot use the right-of-way for any rain gardens to treat the storm runoff. We can look at the use of rain gardens to treat street flows – the design standards for these are still in development. Northern Response: Acknowledged. Rain gardens are currently proposed in onsite planters 13. Doors are not allowed to open out into the right-of-way. Ripley Response: Understood, doors will not open to right-of-way 14. 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. Ripley Response: Understood. Bike parking has been added to the site plan and a table on the cover page. The bike rack does not exist or extend to ROW. 15. In regard to construction of this site, the public right-of-way shall not be used for staging Page 7 of 18 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. Northern Response: Acknowledged. No staging will be permitted in ROW. Department: Traffic Operations Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com 1. 11/5/2019: FOR INFORMATION ONLY: Provide a brief narrative of the estimated daily traffic for your building. The TIS will likely be waived but we would like a little information on the expected daily use. Ripley Response: A brief traffic narrative has been provided within our submittal narrative. Department: Stormwater Engineering, Floodplain Contact: Claudia Quezada, (970)416-2494, cquezada@fcgov.com 1. INFORMATION ONLY: A portion of this property is currently located in the City regulated, 100-year Old Town floodplain and must comply with the safety regulations of Chapter 10 of City Municipal Code. A Flood Risk map is attached. Northern Response: Acknowledged. We are currently preparing a LOMA submittal. 2. INFORMATION ONLY: Any new construction and/or site work (e.g. structure, sidewalk or curb & gutter installation/replacement, utility work, landscaping, etc.) within the 100-year floodplain must be preceded by an approved floodplain use permit, the appropriate permit application fees, and approved plans. Northern Response: Floodplain use permit will be obtained. 3. INFORMATION ONLY: Additions are allowed in the Old Town 100-year floodplain, as long as the lowest finished floor of the building, and all duct work, heating, ventilation, electrical systems, etc. are elevated to a minimum of 12-inches above the Base Flood Elevation (BFE). This elevation is known as the Regulatory Flood Protection Elevation (RFPE). RFPE = BFE + 12-inches. An approved FEMA Elevation Certificate, completed by a licensed surveyor or civil engineer and showing that the addition is constructed to the required elevation, is required prior to a Certificate of Occupancy (CO) being issued. Northern Response: Appropriate certifications will be obtained. 4. INFORMATION ONLY: Remodel of an existing structure is allowed within the floodplain, provided that the cost of the remodel does not exceed 50% of the value of the existing structure (only the structure not the property value), this is known as the Substantial Improvement Threshold. If a remodel will exceed this threshold then the entire structure must be brought into compliance with the floodplain regulations (by elevating or floodproofing if a commercial structure). The structure value can be determined by using the assessor’s value or getting an appraisal that meets the FEMA Page 8 of 18 specific appraisal guidelines. Please contact floodplain staff for more information prior to ordering an appraisal. Northern Response: Acknowledged. 5. FOR HEARING: Development review checklists for floodplain requirements can be obtained at https://www.fcgov.com/utilities/img/site_specific/uploads/fp-checklist100- 2018-update.pdf?1522697905. Please utilize these documents when preparing your plans for submittal. Northern Response: Acknowledged. 6. INFORMATION ONLY: Please show the boundaries of the floodplain and floodway on site drawings as applicable. Contact Beck Anderson of Stormwater Master Planning at banderson@fcgov.com for floodplain CAD line work. Northern Response: Current City of Fort Collins floodplain linework is shown on plans. 7. INFORMATION ONLY: Please contact Claudia Quezada with any questions about these comments or to schedule a meeting to discuss any of the requirements for development in the floodplain. cquezada@fcgov.com or 970.416.2494. Northern Response: Thank you. Department: Stormwater Engineering, Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com 8. Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. Please note, a new stormwater criteria manual was released in December 2018: https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gu idelines-regulations/stormwater-criteria Northern Response: Acknowledged. Stormwater Criteria Manual has been followed. 9. Documentation requirements (site specific comment): A drainage report and construction plans are required and 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. Northern Response: A drainage memo has been prepared. 10. Detention requirements (site specific comment): In the Old Town Basin, for existing developed sites, onsite detention is only required if there is an increase in impervious area greater than 5000 square feet. If it is greater, onsite detention is required with a 2-year historic release rate for water quantity. Northern Response: The proposed increase in impervious area is 1,950 sf. 11. Stormwater outfall (site specific comment): The stormwater outfall options for this site appear to be surface flow to College Avenue or to the alley west of the lot. There is also a storm drainpipe in Myrtle Street. Drainage into alleys in the Old Town area can be problematic, causing damage to Page 9 of 18 downstream and neighboring properties. As part of any construction with this development, a drainage analysis will need to be completed by a Civil Engineer addressing any additional drainage created by the development and show how conveyance of site drainage is conveyed to an adequate public facility without impacting downstream or adjacent properties. Northern Response: Grading plan provided that improves the existing lot drainage. Proposed area draining to the west (alley) is approximately the same as previous. 12. City Recognized Inadvertent Stormwater Storage Area - Old Town Stormwater Master Plan (site specific comment): This site is located within a City recognized inadvertent stormwater storage area known as the “College and Mulberry storage pond.” This storage area is created by the College Avenue road elevation which causes significant stormwater ponding west of College Ave, extending several blocks (north, south, and west) from College and Mulberry intersection. Site work within this recognized storage area cannot reduce the existing stormwater storage volume. As such, there can be no net-fill permitted within the ponding area, this includes proposed site grading and the building footprint. For more information about this storage pond and requirements, please contact Dan Evans, Stormwater Master Planning Manager, at (970) 416-2217, or daevans@fcgov.com . Northern Response: Per discussion with City staff, this comment is no longer applicable. 13. 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. Northern Response: Exhibit provided with drainage memo. 14. Standard Water Quality provided in Udall Natural Area (standard comment): The City requires stormwater quality treatment of all new or modified impervious areas. This is requirement has two categories: 1) ‘standard water quality’ treatment, and 2) ‘Low Impact Development’ (LID) requirement. For this site, the ‘standard water quality’ requirement is already provided for in the City’s Udall Natural Area water treatment facility. Northern Response: LID will be provided onsite by planters. 15. Low Impact Development requirements (standard comment): The City requires the use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping property, including sites required to be brought into compliance with the Land Use Code. There are two (2) categories of LID requirements; the development will need to meet one of the two following options: 1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. Page 10 of 18 2. LID - without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations/stormwater-criteria Northern Response: LID will be provided by planters located under roof drains. Water will filter through biomedia and discharge through knockouts at the base of the planters into concrete pan. 16. Erosion control requirements (standard comment): The erosion control report requirements are in Chapter 2, Section 6 of the Fort Collins Stormwater Criteria Manual (December 2018, www.fcgov.com/erosion). If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com. Northern Response: Acknowledged. This project disturbs less than 10,000 sf. 17. 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 Northern Response: Acknowledged. 18. Fees (standard comment): The 2019 city wide Stormwater development fee (PIF) is $9,142/acre of new impervious area over 350 square feet and there is a $1,045/acre of site review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Northern Response: Fees will be paid at time of building permit issuance. Department: Water-Wastewater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com 1. Existing Water Infrastructure (site specific comment): There is an existing 8-inch water main in College Avenue, located in the northbound lanes, with an existing 3/4-inch water service to the site. Please note that the College Ave waterline is made from a material (Fusible PVC) that requires the waterline to be Page 11 of 18 completely shut down before water taps, abandonments, or other work on the waterline may be performed. Any proposed service line work, at the water main, will need prior coordination with Fort Collins Utilities. There is also an existing 8-inch water main in Myrtle Street. Northern Response: Acknowledged. 8-inch main in College will be used for proposed building fire service. 2. Existing Sewer Infrastructure (site specific comment): There is an existing 8-inch sanitary sewer main in Dalzell Alley, west of the site, with an existing sanitary sewer service to the site. Northern Response: No improvements to sanitary sewer service is proposed. 3. Change of Use and Water Fees (site specific comment): The proposed change of use for this property (single-family to mixed-use) will result in a change to the water and sewer fee classification structure for this property and water service. Currently this water service is classified as a ‘residential-use’ and the proposed change would convert the property to the ‘non-residential/ commercial’ rate structure. As such, new water and sewer development fees, Plant Investment Fees (PIFs), and water rights fees will occur. These fees are to be paid at the time the first building permit is issued. Please contact our Utility Fee and Rate Specialists at (970) 416-4252 to discuss. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees Treeline Response: Understood. Fees will be paid at the time of the building permit. 4. Irrigation service line (site specific comment): The applicant may want to consider if a separate irrigation water service would be desired as part of this development. With the ‘use’ change to the Commercial rate structure there are two key items related to landscape irrigation to note: 1) If irrigating landscape from the primary domestic tap, the monthly sewer bill will include this water use. 2) There is a specified annual water allocation for the commercial tap, based on tap size. Water use beyond this amount results in surcharges. Irrigation water services do not pay monthly sewer fees. However, an additional irrigation water tap will incur new water development fees, Plant Investment Fees (PIFs), and water rights fees. These fees are to be paid at the time the first building permit is issued. Treeline Response: There is no need for a second water line for irrigation. 5. Service sizing (standard comment): Please prepare and submit water service and meter sizing calculations based on the proposed uses and fixtures within the building. These should be 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. Page 12 of 18 Treeline Response: Water service and meter sizing is in progress. We will submit calculations for the final submittal package. 6. Service abandonment (standard comment): Any existing water and sewer services that are not planned to be re-used with this project will be required to be abandoned at the main. Northern Response: Acknowledged. No abandonment is proposed at this time. 7. 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. Northern Response: Acknowledged. 8. 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 Northern Response: Acknowledged. Department: Electric Engineering Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com 1. The site is currently serviced from a 100-kVA submersible transformer and has capacity for 150 amps. There is a secondary box on the property that could be used to upgrade service to 200 amp but could require system upgrades. If any changes to the existing electric system, service capacity or meter location are required for this project, please coordinate power requirements with Light & Power Engineering. If 3-phase service is required, there is 3-phase power within the alley that could be intercepted, but would require a transformer to be placed on the property. Northern Response: Acknowledged. Electric system upgrades (if needed) will be coordinated with Light and Power. 2. With the property changing to commercial use, the owner of would be required to install, own and maintain the existing or updated service to the building. Northern Response: Acknowledged. 3. The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact Julianna Potts with Fort Collins Connexion at 970-207-7890 or jpotts@fcgov.com for commercial grade account support, RFPs and bulk agreements. Northern Response: Acknowledged. 4. Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers Northern Response: Acknowledged. Page 13 of 18 Department: Building Inspection Contact: Katy Hand, , khand@fcgov.com 1. This is change of occupancy from an R-3 to a mixed occupancy R-3, B, and possibly A-3 (depending on the function of the music studio). Dengler Response: This will be confirmed when we schedule our pre-submittal meeting for building permit. 2. A full NFPA13 sprinkler system will need to be installed. Dengler Response: noted 3. the residential sleeping areas will need to be separated from each other and the business areas with 1 hr fire barrier. Dengler Response: noted 4. The shower shown on the 1st level will need to be accessible. Dengler Response: it is planned to be accessible. 5. Please see the linked handout on change of occupancy: https://www.fcgov.com/building/files/handout-change-of-occupancy-requirements-2.pdf? 1557771491 Dengler Response: see response to #1 6. INFORMATIONAL: Please visit our website for a list of current adopted building codes and local amendments: https://www.fcgov.com/building/codes.php Dengler Response: These will be adhered to in the final construction documents. 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. Page 14 of 18 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. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. FIRE ACCESS REQUIREMENTS Fire apparatus access is required to within 150' of all exterior portions of the building's perimeter. For the purposes of this section, fire access cannot be measured from an arterial road (College Ave.). Alley access is not usually considered an acceptable method of providing for perimeter access; however, as Dalzell Alley has been previously upgraded to meet minimum access standards, fire access requirements are determined to be met in this case. No further action is required. Ripley Response: Understood. Thank you for clarification. No further action required. 2. WATER SUPPLY REQUIREMENTS A fire hydrant capable of providing 1500 gpm at 20 psi residual pressure is required within 300' of any commercial building. An existing hydrant on the SW corner of College and Myrtle is located within this allowable distance. Ripley Response: Understood. Fire hydrant along College and Myrtle is within allowable distance. 3. OCCUPANCY GROUP CLASSIFICATION An R-2 occupancy and mixed-use group will require an NFPA 13 automatic fire sprinkler system. Smoke alarms shall comply with IFC907.2.10. Dengler Response: understood 4. ADDRESS POSTING > The building shall have approved address numbers placed in a position that is plainly legible, visible from the road fronting the property, and posted with a minimum of eight-inch numerals on a contrasting background. > Individual residential units shall be given separate identifiers (eg. Unit A, B). > An approved route to each unit's accessible door is required to be identified (eg. sign on fence gate, etc.). Page 15 of 18 Dengler Response: understood 5. FIRE PITS & GRILLS Fire pits & grills fueled by natural gas may be allowed in association with multi-family buildings with prior approval of the fire marshal. Wood burning or smoke producing fire pits & grills are strictly prohibited. Fire pits & grills shall be located in a permanent/fixed location, such as a built-in kitchen or fireplace with UL fixtures as appropriate; or as otherwise limited by manufacturer's installation guidelines. Connections shall have hard pipe, not flex pipe and be equipped with an emergency shut off. Fire pits and grills fueled by natural gas shall have a 10' separation to combustible construction and/or vegetation. This distance is measured both horizontally and vertically from the fire source. Ripley Response: Understood, fire pits will be natural gas with permanent/fixed location and hard pipe. Vegetation will have 10’ separation. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com 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. Also see the City of Fort Collins Plant List : https://www.fcgov.com/forestry/plant_list.pdf. Ripley Response: Understood. Design has small turf areas in front and back of lot. Turf area has significantly been reduced. We will incorporate plantings that provide habitat as possible through the planting design. 2. Contact the assigned Development Review Coordinator (DRC) prior to PDP submittal for the project if trees may be impacted. A review of trees shall be conducted by City Forestry staff to determine the status of existing trees and any mitigation requirements that could result from the proposed development. LUC Section 3.2.1(C) requires developments to submit a landscape and tree protection plan, and if receiving water service from the City, an irrigation plan, that: "...(4) protects significant trees, natural systems, and habitat, and (5) enhances the pedestrian environment. " A significant tree is defined as one having DBH (Diameter at Breast Height) of six inches or more. Please contact assigned Development Review Coordinator directly at 970-221-6689 or email DRCoord@fcgov.com to schedule a tree inventory site visit. Please plan for at least two weeks to get an onsite meeting scheduled, especially during April - October. Ripley Response: Understood. A City Forester has completed a tree walk and the information has been recorded on our tree mitigation plan. 3. Site light sources shall be fully shielded and down-directional to minimize up-light, spill-light, glare and unnecessary diffusion on adjacent property [see LUC 3.2.4(D)(3)]. Please submit a site photometric plan and luminaire schedule. APS Response: Okay 4. Please submit a site photometric plan and luminaire schedule. All lighting shall have a nominal correlated color temperature (CCT) of no greater than three thousand (3,000) Page 16 of 18 degrees Kelvin [see LUC 3.2.4(D)(11)]. Please also consider fixtures with motion-sensing or dimming capabilities so that light levels can be adjusted as needed. Regarding outdoor lighting, cooler color temperatures are harsher at night and cause more disruption to biological rhythms for humans and wildlife. The American Medical Association (AMA) and International Dark-Sky Association (IDA) both recommend using lighting that has a CCT of no more than 3000K to limit the amount of blue light in the night environment. Thank you in advance for supporting City of Fort Collins Night Sky Objectives. For further information regarding health effects please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ APS Response: Okay 5. Our city has an established identity as a forward-thinking community that cares about the quality of life it offers its residents now and generations from now. Thus, the City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1) ClimateWise Program: http://fcgov.com/climatewise, contact climatewise@fcgov.com or Kelsey Doan at KDoan@fcgov.com, 970-416-2410 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) Utilities Building Energy Scoring: https://www.fcgov.com/utilities/business/building-energy-scoring , contact Kirk Longstein at 970-416-4325 or klongstein@fcgov.com 4) Solar Rebate Program: 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 Julia Feder at jfeder@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 Ripley Response: Thank you for providing these resources. We will use them as applicable on our project. Department: Forestry Contact: Nils Saha, , nsaha@fcgov.com 1. 11-5-2019: PRE-SUBMITTAL: Forestry Tree Inventory There appear to be existing trees on the property, including one tree in the parkway. 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. Ripley Response: Understood, we have attended a tree walk. Please see our tree mitigation plan for details. 2. 11-5-2019: INFORMATION ONLY FOR PDP Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity and method of transplant). The plans should also include the following City of Fort Collins Page 17 of 18 notes: General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the city planner or Nils Saha (nsaha@fcgov.com) 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 Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped Ripley Response: Understood. Thank you for the resources. See our landscape plan, notes and details, and tree mitigation plan. 3. 11-5-2019: INFORMATION ONLY FOR PDP Please include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric, streetlights and stop signs. Please adjust 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 water or sewer service lines 4’ between trees and gas lines 10’ between trees and electric vaults 40’ between canopy shade trees and streetlights 15’ between ornamental trees and streetlights 20-40’ between street trees and stop signs Ripley Response: Location of utilities have been added to the site plan and landscape plan. We have provided the appropriate separations between utilities as noted above and seen on our plans. 4. 11-5-2019: INFORMATION ONLY FOR PDP If applicable, please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review. Proposals to remove significant existing trees must provide a justification letter detailing the reason for tree removal. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another Page 18 of 18 on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. Ripley Response: We have attached at Existing Tree Removal Feasibility Letter in this submittal. Please see the tree mitigation plan for tree mitigation numbers and the landscape plan for tree locations. 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. Please contact our office for up to date Benchmark Statement format and City Vertical Control Network information. Northern Response: Acknowledged. Benchmark statement matches most recent statement. 2. If submitting a replat for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions. Northern Response: No replat is being submitted.