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HomeMy WebLinkAboutOAK 140 - PDP200009 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW1 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 May 22, 2020 Katy Thompson Fort Collins, CO Re: 140 E Oak St Multi-Family Description of project: This is a request to develop a 6-story mixed-use building with ground floor office and commercial spaces and affordable housing units at 140 E Oak Street (parcel # 9712318921). 78 dwelling units, and 54 off-street parking spaces are proposed for the project. Future access will be taken from Remington Street directly to the east. The property is within the Downtown (D) zone district and the Historic Core sub-district. This project is subject to a Planning & Zoning Board (Type 2) Review. Please see the following summary of comments regarding 140 E Oak St Multi-Family. 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, Tenae Beane via phone at 970-224-6119 or via email at tbeane@fcgov.com. Comment Summary Ripley Design, Shopworks, JVA, Housing Catalyst, Delich Associates, Ikota Development Review Coordinator Contact: Tenae Beane, 970-224-6119, tbeane@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 team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Response: Understood, I look forward to working with you more as the process evolves! 2. The proposed development project is subject to a Type 2 (Planning and Zoning Board) 2 review and public hearing. The applicant for this development request is required to hold a neighborhood information meeting prior to formal submittal of the proposal. Neighborhood meetings offer an informal way to get feedback from your surrounding neighbors and discover any potential hiccups prior to the formal hearing. Please contact me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other City staff, would be present to facilitate the meeting. Response: A neighborhood meeting was held on June 9th . Thanks for all your help setting this up. 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. Response: Received, thank you. 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 correct materials. Response: Received, thank you. 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. Response: Comment responses included. 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. Response: A fee check has been provided as part of this submittal. 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 two-week round of review, followed by a formal meeting. Response: Understood. 3 8. When you are ready to submit your formal plans, please make an appointment with me at 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. Response: Understood. Planning Services Contact: Meaghan Overton, 970-416-2283, moverton@fcgov.com 1. PROJECT COMPATIBILITY: Staff will analyze the compatibility of the project with careful consideration given to the requirements in the Downtown Zone District (Section 4.16), Section 3.5.1 (Building and Project Compatibility), Section 3.5.3 (Mixed-Use, Institutional and Commercial Buildings), Section 3.4.7 (Historic and Cultural Resources), and the input of the Landmark Preservation Commission. A taller or larger building is not, by virtue of height and mass alone, incompatible with smaller or shorter buildings in its vicinity. However, the design and detailing of the building will be critically important to ensure that it is subdivided and articulated into massing that is proportional to the mass and scale of the nearby buildings. To share one small example, retail storefronts in the Downtown area are typically 25-30 feet in width. The retail/office portion of the proposed building should incorporate that characteristic to help create a pedestrian-scale ground-floor design. Response: Taking into consideration the historic significance of Downtown Fort Collins and the need for integrative design, Shopworks Architecture has carefully shaped the exterior facade of Oak 140 to blend seamlessly into its surroundings. The use of stepbacks on both Oak St. and Remington St. help facilitate a smooth transition between Oak 140 and surrounding buildings. There are several recessed areas to break up the facade along Oak Street and Remington Street with different texture and coursing of bricks. 2. HISTORIC RESOURCES: Please see comments from Historic Preservation Staff regarding the process to present the project for a recommendation from the Landmark Preservation Commission. Input from this Commission will be a critical piece of the design review for this project. Response: Acknowledged. Please refer to response under Historic Preservation Staff comments. 3. BUILDING MATERIALS: In your submittal, please specify the materials that will be used for the building. LUC 3.4.7(E) contains a number of requirements for the design of buildings adjacent to historic resources. Regarding materials in particular, this code section requires that the stories below any stepbacks must be “constructed of authentic, durable, high-quality materials (brick, stone, glass, terra cotta, stucco (non EFIS), precast concrete, wood, cast iron, architectural metal) installed to industry standards.” In addition, the material(s) chosen should reference one or more of the predominate materials on the historic resources within the area of adjacency. Response: Along Remington/Oak Street and Montezuma Fuller Alley, grade to level 3 is fully covered with brick and includes high-quality large windows on level 1 which complements adjacent buildings. Level 2 has openings with scale/proportion in response to the level 1 windows, with planter boxes which complement the streetscape of the downtown district’s planters and furniture. Additionally, there is metal screen above the planters to help hide the mechanical/plumbing lines. The brick also extends to level 5 on the southwest elevation along Oak Street and Remington Street and wraps to cover a portion of the building facing Montezuma Fuller Alley, presenting a more formal architectural 4 expression towards College Ave. The remaining building materials on level 3 up to the roof include metal panels with different textures and multi-colored stuccos. 4. ENCROACHMENTS: After our discussion about this project, staff understands that the applicant team wants to know whether staff will support an encroachment into the alley setback along Montezuma Fuller Alley, not an encroachment into the right-of-way. Thank you for the clarification. A 0’ setback beginning at the second story along the alley will require a Modification of Standard per Land Use Code Section 2.8. Staff is willing to consider this modification but careful attention will need to be paid to the design of the building frontage along the alley to create relief and interest for pedestrians from the canyon-like effect of having tall buildings on both sides. Response: Understood, a Modification Request has been submitted with this application. Additional detail regarding the design of the building and streetscape along the alley can be found in the Elevations and Landscape Plans. 5. OUTDOOR SPACES AND LANDSCAPING: The activation of pedestrian spaces both on the site and on the surrounding street/alley frontages will be an important part of staff’s review of this project. Section 4.16(D)(3) emphasizes that outdoor activity should be an integrated piece of the development plan. We have discussed this topic in early conversations about Oak Street and Montezuma Fuller Alley in particular. Staff looks forward to reviewing landscaping, outdoor spaces, and pedestrian orientation when the project is submitted. Response: A high importance has been placed on providing the tenants and residents of the proposed building with functional and welcoming spaces to enjoy the outdoors. The main outdoor gathering space will be located above the second floor parking garage, where an approximately 2,700-square-foot terrace is 6. BUILDING HEIGHT: The maximum building height in this part of the Downtown Zone is 4 stories or 56 feet. Staff understands that you are interested in proposing a 6-story/71 foot building. At this conceptual stage, many of the details of building design, function, and architecture are still to be determined and it is difficult to come to a firm position. However, staff does generally support a height modification for the defined community need of affordable housing – provided that the project can achieve a high level of compatibility with the surrounding area and the unique context of the Downtown Historic Core Subdistrict. Response: The building height included in this application has been revised to 5 stories and 57’-9”. Additional information regarding this proposed building can be found in the Architectural Elevations plans, Modification Request for Height, and Project Narrative. 7. SHADOW ANALYSIS: Because the building is taller than 40 feet, a shadow analysis will be required. See LUC Section 3.5.1(G) for height review standards and submittal requirements. South-facing outdoor/amenity spaces are much more likely to be usable during the winter months. It appears that you have already considered this in the materials provided – please continue to consider the orientation of outdoor spaces for both residents and pedestrians as the project evolves. Response: Please reference drawings for shadow studies. Summary of shadow studies: Solar shadow studies have been conducted for three days of the year, selected to represent how the shadows cast by the building vary between seasons. The chosen dates are June 20th, September 21st, and December 21st. For each date, four 5 times have been shown to represent the movement of the building’s shadow throughout the day. The chosen times are 9:00am, 12:00pm, 3:00pm, and 6:00pm. During the summer months, represented by the June 20th date, the building’s shadow has little to no impact on the surrounding structures. The September 21st date shows slightly more substantial shadows, but only in the morning and evening. By the December 21st date, substantial shadows are present for the duration of the day, as is the case with all buildings in the downtown area. Most of the shadows during the winter months fall on the area north of the building, due to the sun’s low path in the southern part of the sky. Because Oak 140 has an access easement / private drive to the north of the building, the amount of shadow falling on the surrounding buildings to the north is diminished. Upper story stepbacks have also been implemented to reduce the amount of shadow being cast by the highest points of the building. 8. STEPBACKS: The materials provided appear to meet the intent of the stepback requirements in Section 4.16(C)(3). In your submittal, please show how the average 10 foot setback is being calculated, particularly along the Oak Street frontage. Response: Please refer to plan for detail calculations. 9. BUILDING LENGTH: It appears that the building measures at 99 feet in length along Remington Street. Please note that the maximum wall length for the base of a building over 100 feet long (defined as the portion of the building below any required upper-story stepbacks) without a¿Major Facade Plane Change¿shall be 50 feet. The building seems to meet this standard from what I can see on the site plan so far, so this comment is informational and only for reference. Response: We show several recessed areas both along Oak Street and Remington Street, including at the residential entry lobby, retail entries, as well as (4) residential porches along Remington to break up the facade. 10. VEHICLE PARKING: As we have previously discussed, the maximum reduction in required parking spaces is 50% for both residential and non-residential uses, regardless of the combination of mitigation strategies used. You have indicated that you plan to pursue alternative compliance for the parking requirements on the site. Please see LUC 3.2.2(K)(3) for an explanation of the procedures and criteria for alternative compliance as you prepare your parking impact study. Note also that in our early conversations we discussed the discrepancy between Land Use Code requirements for a parking reduction for affordable housing (60% AMI or less) and State requirements for tax credit financing (60% income-averaged). If you plan count all of the restricted units (up to 80% AMI) toward the reduction for affordable housing, please ensure that a discussion and analysis of this discrepancy is included in your alternative compliance request. Response: With the revised design for the building and site, we are now exceeding the minimum parking requirements utilizing the affordable housing demand mitigation strategy. See the Site Plan for more information. 11. NEIGHBORHOOD INPUT: A neighborhood meeting will be required for this project at least 10 days prior to submittal. In addition, I encourage you to consider whether additional charrette-style meetings with nearby property owners might benefit the design and implementation of the project. If there is interest from your team and the nearby property owners, we (City staff) would be happy to help arrange/support meetings to discuss design choices and integration of this project with future redevelopment in the 6 area, if any. Response: A neighborhood meeting was completed on June 9. 12. CONSTRUCTION IMPACTS: How much do you anticipate the construction of the building will impact Montezuma Fuller Alley? Will it need to be reconstructed? Response: The goal of our design and construction team, as well as the goal of the owner’s, is to leave Montezuma Fuller Alley intact. The impact of construction on Montezuma Fuller Alley will be minimal. There will be some traffic impact flow impact when existing concrete walls on the project are demolished. This is for safety and will be limited to the duration of demo work. There will be a small amount of work in the Alley where the 8” sanitary line ties into the existing sanitary main. The removal of pavers will be documented and they will be replaced to the same condition as before. The Alley will not need to be reconstructed. 13. PARKING STALL DIMENSIONS: Note that the maximum amount of compact parking stalls is 40% of the total parking provided, and that no compact spaces may be designated as accessible spaces. We will also want to understand how people will safely move through the parking area to stairs/elevator, particularly from accessible spaces. It would help to identify stairwells/elevator access points in your submittal. Response: We comply, and total number of compact parking stalls are within 40% as noted. Please refer to plans. We provided accessible space near the public alley to minimize the travel distance for level 1. We also dedicated accessible parking near the elevator to minimize the travel distance on level 2. 14. 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: Understood. 15. 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: Two modification requests have been included with this submittal. Department: Historic Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com 1. GENERAL DESIGN COMPATIBILITY (3.4.7). Because no structures or other features on the development site are already designated historic resources or resources eligible for historic status, Historic Preservation review of this proposed development would be limited to section 3.4.7(E), which provides various standards regarding architectural compatibility with abutting and nearby historic properties within 200 feet. The purpose of the design compatibility standards is not to force derivative architecture, but rather to guide integration of new construction into its historic context by establishing points of commonality and creating a fundamental design relationship between the old and the new. Those requirements are designed to create an appropriate design relationship between new construction and nearby historic resources. They cover both building massing and design features. 7 Response: There are 6 properties within 200 feet of our site with historical landmark designation including: 202 Remington St, 148 Remington St, 115 E Mountain Ave, 112 S College Ave, 140 S College Ave, and 204 S College Ave. Additionally, there are other properties surrounding the site that lack the official historical landmark designation but are still of historical significance and have been considered during the design of Oak 140. These properties include: 142 Remington St, 133 Remington St, 210 E Oak St, 146 S College, as well as all buildings facing College Ave and sharing the Montezuma Fuller Alley with Oak 140. The proposed design very purposely addresses and enhances the architectural value of these historic properties through careful proportioning at the ground level to ensure a pedestrian-friendly experience, with window walls broken into component parts instead of storefronts which tend to be more sterile visually. The proposed architecture also uses masonry at the base in a way that relates to the former Elks structure, with deep entrances at the ground level and masonry banding and belting where masonry is used. Last, the fenestration of the apartment levels is consistent with the upper level window details in some of the cited buildings, with wide mulls between window units, instead of skinny mulls found in more contemporary window frames. 2. AREA OF ADJACENCY: The historic resources within 200 feet of this site are: Poudre Garage at 148 Remington (designated landmark); 142 Remington; 133 Remington; St Peters Fly Shop at 202 Remington (designated landmark), and Zoric Cleaners (210 E Oak). The buildings directly west across Montezuma Fuller Alley, facing College, are also part of the historic context and in keeping with the general two-story brick commercial character of the other intact historic buildings within 200 feet. A particular building of note on that block is 146 S College. The St. Peters Fly Shop is the exception in terms of historic character as a sandstone residential building type. Response: Acknowledged. 3. MASSING STANDARDS (3.4.7): The requirement related to massing in terms of building width calls for similar width to historic resources, or building articulation that reflects the width of nearby resources. This standard was written for infill that is much larger than the historic context, in order to make it possible for buildings of varying scale to feel related. Applying this requirement more thoughtfully overall as the building design takes shape, particularly on the west elevation on the alley, will improve the compatibility of design. Response: The design of the proposed project understands that diversity in width, height, setback, and use are appropriate in Downtown District / Historic Core and compliments the long history of development ranging from small to midsize commercial buildings, the fire station, as well as new mixed-use / multifamily developments. The project has substantial step backs on both Remington and Oak Street on level 3, a step back on level 5 along Oak street and Remington street, as well as “slot” in the middle to break the building. This design has a great impact on reducing the building’s mass and provides a terrace with urban greenery. The massing study shows a stepback above the second story at the building’s Oak and Remington corner. The historic resources within 200 feet do have some physical separation from the new construction and that is in the project’s favor. Because the buildings to the west are facing College, it makes sense to focus on reducing mass where you’ve shown it along Oak and Remington to respect those front-facing resources east/southeast of the development site, as well as in relationship to the one-story building on the northeast corner of your site. Response: Acknowledged. We have added metal banding to break up the facade along Montezuma Fuller Alley and have added a curbed wall detail at the northwest corner of the building. The one-story building mentioned above is to be demolished and another stepback has been added at the corner of Remington Street and the private drive. 8 At the same time, it’s best to avoid a design that minimizes design incompatibility on one portion only to create issues on the other side. The primary concern with the massing strategy shown is that the west elevation lacks any articulation/relief and relationship to or acknowledgement of the height or width of the buildings just across the narrow, improved alley. While this is the rear of the building, it will be experienced at the pedestrian level in the narrow alley as looming. This concern is exacerbated by the additional story in the 7-story example shown. It will be important to look at the project’s west elevation with this in mind, and consider it is a four-sided problem to solve as much as possible. Response: Acknowledged. Please see response above. Finally, please note that your list of similar new construction projects within the Downtown District extend beyond projects in the historic core. While it is true that larger buildings occur in various subdistricts of the Downtown, only The Elizabeth Hotel, at 57’-10” and five stories, is within the Historic Core (building height limit of 56 feet, 4 stories). Because the height limits in the historic core were set to retain that building scale in the center of the Downtown, where the historic district and related buildings are located, it is particularly important to create a rationale for your height modification request that addresses how you would mitigate that concern using only relevant points of comparison. For that reason, I would support that The Elizabeth Hotel is an appropriate precedent for comparison, but not the other projects mentioned. Response: Acknowledged. We have reduced our building to 5 stories and 57’-9” in height. We have also added an additional stepback along Remington Street and the private drive. 4. FOR HEARING: Because this is a substantial project in the Downtown’s Historic Core, this will need to go to the Landmark Preservation Commission prior to hearing, in order to get a recommendation regarding compliance with section 3.4.7 of the land use code. The applicant team should plan on one conceptual review discussion with the LPC and a second meeting to get their final recommendation during first or second round PDP. Response: Acknowledged. We had a successful first meeting on 6/17 and are planning to resubmit for a second meeting on 7/27. 5. FOR FINAL APPROVAL: A plan of protection for all nearby historic resources is required to be submitted to Historic Preservation. This plan will need to detail the particular considerations and protective measures that will be employed to prevent short-term and long-term material damage and avoidable impact to identified historic resources within the 200-foot area of adjacency from demolition, new construction, and operational activities. Because this project has some significant infrastructure challenges, it will be important to recognize and anticipate how those development requirements will occur without impacting nearby structures. Response: Understood. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com 9 1. The project appears to be initially designed such that the building/site improvements are fully on private property. In general, as the design is further explored, Engineering will be reviewing for impacts to public right-of-way with private infrastructure. Requirements of the project under code and design of the project should be looking to address these requirements and features outside of public right-of-way (items such as required bike parking, stairs, door swing, etc. Stormwater mitigation (detention, LID) should be managed on-site as well. Response: All required bike parking has been included on site. Additional elements are proposed within the ROW such as additional bike racks, planters, and benches to help enliven the streetscape and create welcoming pedestrian spaces. Response: Noted, the project team will continue to coordinate with the City of Fort Collins as the project limits are finalized. 2. This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project (i.e. drainage, utility, emergency access). In addition, as part of our public street standards, a 15 foot utility easement is typically dedicated behind the right-of-way of arterial streets (Remington Street), a 9 foot utility easement is typically dedicated behind the right-of-way on non-arterial streets (Oak Street), and an 8 foot utility easement is typically dedicated behind the right-of-way of an alley (Montezuma Fuller alley). As the property is presently vacant, there is no existing impediment to meeting these utility easement dedication standards, however it is understood that surrounding context may not adhere to these standards. It should be noted however that providing these dedications in part, or whole may provide better opportunities to mitigate infrastructure (such as transformers) without impacting public right-of-way. Coordination with Utilities, and Planning on setback and utility easement needs would be part of the continuing work on the planning of the project, and a variance request to Larimer County Urban Area Street Standards would be an outcome should the prescribed utility easement dedications not be met. Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php Response: Due to the site constraints as mentioned above, this project will not be able to dedicate the typical easement dimensions surrounding the property, as is typical in Old Town. We will continue to coordinate together on placement of utilities to not impact the surrounding ROW, and to dedicate, where applicable, new easements on site. 3. Note that utility easements referenced in the previous comment are typically defined on a plat or deed of dedication with respect to horizontal width. It may be through the coordinated discussion with Utilities and Planning that the final outcome of a utility easement discussion is to have the utility easement be vertically defined to allow the potential overhang above a utility easement, subject to verification of acceptability by the utility providers for not compromising their needs, and to still be consistent with respect to building setbacks requirements from Planning. Response: Noted. 4. A construction management plan will likely be required as part of the project to understand how materials, staging, construction equipment (cranes), parking, etc. will be addressed so as to not impact the adjoining rights-of-way for the use of the general public. Response: Understood. 10 5. The remaining comments are standard comments applicable with the development. Please let me know of any questions or concerns with the previous site-specific comments, or general comments below. 6. 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: Acknowledged 7. 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: This fee has been included in the submittal check. 8. 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: Acknowledged. 9. 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: Acknowledged 10. 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: Acknowledged 11. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Response: Acknowledged 12. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Understood. 13. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Response: All off-street parking will be provided within the parking garage. 14. (Regarding temporary encroachments:) 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 11 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: Noted. Planters, bike racks, and benches have been shown on the site plan for this review to convey the design intent; however, we can remove these elements for the next round if desired. 15. Doors are not allowed to open out into the right-of-way. Response: Acknowledged. All the door swings are within our property. 16. 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: Bike parking requirements have been exceeded by providing all required bike parking on the site or inside the building. See the Cover Sheet for more specific information on the bike parking provided with this application. 17. In regard 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: Understood. Department: Traffic Operations Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com 1. TRAFFIC IMPACT STUDY: Please plan to provide a traffic memo for the project. We don’t expect needing a full traffic impact study as the infrastructure in the area is built out. The memo should include an estimate of anticipated traffic (trip generation), a review of how that compares to previous approved uses on the parcel and what is changing / increasing. The memo should discuss vehicular access to parking areas and alley access locations to the road system and a general review of the ability of the existing road system to adequately incorporated new trips. A review of adequacy of the bike and pedestrian accommodations should also be included. Please have your traffic engineer contact me to scope the study. Response: The traffic memo has been included with this submittal. 2. FOR INFORMATION: Note that you may need to consider improving the pedestrian crossing of Remington at the SE corner of your site. This may include building bulbouts to make pedestrians more visible and completing a study to determine whether an enhanced crossing with blinking yellow lights is appropriate. Response: We understand the interest in an enhanced pedestrian crossing at this location; however, this improvement is a public infrastructure project and should not be considered as part of this specific development. 12 3. FOR INFORMATION: In light of the potential construction impacts this project will have on the surrounding area, it would be a good idea to set up a preliminary meeting, prior to the DCP meeting to discuss the construction phasing and mitigation efforts that will be necessary. People to include in that conversation would be Tom Utech from Traffic Operations (tutech@fcgov.com) and Jason Martin (jmartin@fcgov.com) from Engineering. Tom manages work area traffic control permits, and Jason oversees engineering permitting in the right of way. You should also include Marc Virata (mvirata@fcgov.com) and/or Martina Wilkinson (mwilkinson@fcgov.com) in the initial meeting to help explain where this project is in the process. They usually don’t start working with projects until they are approved and getting ready for construction. Response: Noted, thank you. Department: Transportation Planning Contact: Seth Lorson, 970-416-4320, slorson@fcgov.com 1. As you've indicated, a parking study will be needed. Here's a few items to help frame the study: - The Old Town Parking Structure is the closest parking structure. Please reach out to us about availability and purchasing in perpetuity. - On-street parking in the immediate vicinity is time-limited to 2-hours and primarily intended for downtown business/customer use. Currently, there are not overnight restrictions on those spaces but that could possibly happen in the future. - The Library Park neighborhood directly to the east has had many conversations with the City about possibly creating an residential parking permit (RP3) zone which would create additional restrictions. Please feel free to reach out to me to discuss the parking study and possible options. Response: With the revised design for the building and site, an Alternative Compliance for parking is no long required. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. INTERNATIONAL FIRE CODE: PFA comments at this time reflect those provided during the preliminary review in April. Poudre Fire Authority and the City of Fort Collins have adopted the 2018 International Fire Code (IFC). Building plan reviews shall be subject to the adopted version of the fire code in place at the time of plan review submittal and permit application. Response: Acknowledged 2. BUILDINGS FOUR OR MORE STORIES IN HEIGHT: > ROOF ACCESS: New buildings four or more stories above grade plane, except 13 those with a roof slope greater than four units vertical in 12 units horizontal (33.3 percent slope), shall be provided with a stairway to the roof. Stairway access to the roof shall be in accordance with IFC 1011.12. Such stairways shall be marked at street and floor levels with a sign indicating that 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 504.3). Response: Acknowledged. We are providing 2 stairs, both of which are connected to the roof. > FIRE STANDPIPE SYSTEM: Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 of the 2018 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 (IFC Sections 905 and 913). Response: Acknowledged. We will provide an approved fire pump if required. > HYDRANT FOR STANDPIPE SYSTEMS: Buildings equipped with a standpipe system installed in accordance with Section 905 shall have a fire hydrant capable of providing 1500 gpm at 20 psi residual pressure, located within 100 feet of the Fire Department Connection (FDC). Exception: The distance shall be permitted to exceed 100 feet where approved by the fire code official (IFC 507.5.1.1). Response: Acknowledged > AERIAL FIRE APPARATUS ACCESS: 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 (or more) 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 (IFC D105). Response: Acknowledged. 3. FIRE SPRINKLER SYSTEM: A full NFPA-13 automatic fire sprinkler system shall be provided throughout all portions of this mixed-use building (Groups B, M, A, S-2, & R-2, etc.). Sprinkler protection shall be provided for exterior balconies, decks, and ground floor patios of dwelling units where the building is of Type V construction. Response: Acknowledged. We are providing an NFPA-13 automatic fire sprinkler system throughout the building. > FIRE DEPARTMENT CONNECTION: Fire Department Connections (FDC) shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC shall be approved by the fire department and the location labeled on Utility Plans. Response: Acknowledged > STANDPIPE SYSTEM: As previously identified, a standpipe system is required. 14 Standpipe hose connections shall be made available in all stairwells as defined by code. In addition, standpipe hose connections will be required near the exit doors serving the occupied terrace or rooftop amenities. Response: Acknowledged. We are providing standpipe systems and standpipe house connections will be provided near the exit doors serving the occupied amenity terrace on level 3. We do not have rooftop amenities as currently designed. 4. WATER SUPPLY: A fire hydrant capable of providing 1500 gpm at 20 psi residual pressure is required within 300’ of the building as measured along an approved path of vehicle travel. > There are two existing hydrants in the area located within the maximum allowable distance; however, it is the responsibility of the applicant to verify pressure and volume. Due to the age of the existing utility infrastructure available in the area, not all areas of Old Town are able to meet required flows. Please contact Water Utilities for system details. > The height of the building will trigger a standpipe requirement. As previously identified, if the FDC cannot be located within 100 feet of an existing hydrant, another hydrant is required within 100 feet of the FDC as per IFC 905 & 913. Response: Acknowledged. We are meeting 1500gpm at 20 psi per flow test provided by City of Fort Collins dated 5/5/20. Please see attached documents. 5. FIRE ACCESS REQUIREMENTS: > PERIMETER APPARATUS ACCESS: Fire access is required to within 150’ of all exterior portions of the building as measured by an approved route around the perimeter. For the purposes of this section, access is not measured from an arterial road (Remington St); however, in this specific case fire access can be measured from the improved public alley. > In order to achieve minimum acceptable standards, the drive connection between Remington St and Montezuma Fuller Alley will need to be dedicated as an Emergency Access Easement and be constructed to minimum specifications. Response: Per previous conversations between Shopworks and PFA, we are meeting perimeter apparatus access but NOT aerial apparatus access thus we will need to propose alternative means/ methods. > AERIAL APPARATUS ACCESS: Building heights in excess of 30 feet shall meet apparatus access standards defined by IFC D105, requiring a 26 foot wide fire lane on one or more sides of building. For the purposes of this section, access is not measured from an arterial road (Remington St), nor can it be measured from the public alley or proposed fire lane on the north side of building due to site limitations, available fire lane widths, and set back requirements. In order to achieve code compliance, the project will need to move forward with the expectation of meeting IFC requirements via Alternative Means & Methods (Details provided below). > Based upon outcomes from similar size/scope projects, the project team will need to rely heavily on incorporating high rise provisions of the IFC & IBC in order to achieve code compliance. Recent examples of this approach include The Union on West Elizabeth and Johnson Drive Apartments. Response: Acknowledged. We will provide a high-rise provision matrix per our discussion with James Lynxwiler on 6/9 and will further discuss the options with PFA. 15 6. FIRE ALARM AND DETECTION SYSTEMS: Fire alarm systems and smoke detection shall be installed in Group R-2 occupancies as required by IFC Section 907.2.9.1 and 907.2.9.3. Response: Acknowledged. 7. ROOFTOP AMENITIES & LANDSCAPING: A plan for rooftop amenity areas shall detail floor and furnishing plan with vegetation, fixed grills, fireplace fixtures, etc. (as is applicable). > A plan for rooftop amenities shall include an egress plan from any assembly occupancy in compliance with IFC 1006.3. > Gas 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. > Landscaping on roofs shall be shown to comply with IFC 317. Response: The 3rd level terrace plans have been included in this submittal. > Due to limited access to these areas, the fire marshal will require interior standpipe hose connections inside the building at all courtyard entryways as part of the Alternative Means & Methods plan. Response: Acknowledged. Will Comply. 8. EMERGENCY RESPONDER RADIO COMMUNICATION - AMPLIFICATION SYSTEM TEST: New buildings require a fire department, emergency communication system evaluation after the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot be established within a building, public-safety radio amplification systems shall be designed and installed in accordance with criteria established by the Poudre Fire Authority. The installation of required ERRC systems shall be reviewed and approved under a separate permit process through PFA. Response: Acknowledged. Will Comply. 9. PREMISE IDENTIFICATION: New buildings shall have approved address numbers placed in a position that is plainly legible, visible from the street fronting the property, and posted with a minimum of eight-inch numerals on a contrasting background. Response: Acknowledged. Will Comply. 10. ALTERNATIVE MEANS & METHODS: Where project size and scope and/or site 16 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 Jerry Howell for review and approval prior to FDP approval. Response: Acknowledged. We will coordinate and schedule a meeting with Fire Marshall Jerry Howell after this submittal. Department: Stormwater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com 4. Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the ‘Old Town Basin’ Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here: https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gu idelines-regulations/stormwater-criteria Response: Acknowledged 5. 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. Drainage into alleys in can be problematic, causing damage to 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 may be required to show how conveyance of site drainage is conveyed to an adequate public facility without impacting downstream properties. Response: Acknowledged 6. Stormwater outfall (site specific comment): The preferred stormwater outfall option for this site is the existing 78-inch Oak Street storm main south of the site. There are two existing storm inlets located near the south side and southwest corner of the site, respectively. These inlets connect to the Oak Street storm main and may be outlet connection options for the site. **Connection to the existing 15-inch storm sewers along Remington Street (north of the site) and the 18-inch storm sewer in the alley west of the site would require hydraulic analysis to confirm available capacity. ** Response: We are planning on discharging into the storm inlets at Oak Street to the existing 78”. 7. 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. 17 This site will be credited the imperviousness from the previous developed site. Response: Acknowledged, thank you. 8. Water Quality and Low Impact Development requirements (standard comment): The City requires stormwater quality treatment for all new or modified impervious areas. For this site specifically, 50% of impervious area on the site will need to be treated with Low Impact Development (LID) methods. The remaining 50% of the water quality requirement (‘standard water quality’) has been provided for in the City’s Udall Natural Area water treatment facility. Since this site is proposing to build close to the property lines, the LID implementation may be difficult. Private LID is not allowed to be placed in the ROW. The City does allow LID on rooftops. Please contact Stormwater Development Review to discuss your ideas as you develop the site plan. For your information, accepted LID 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 **This site plans shows “LID Planters” proposed on the 2nd and 3rd floors. This is a supportable approach, please contact us early in the design process to discuss design details** Response: Acknowledged. The LID treatment system is planned to be located on the third-floor terrace and capture the majority, if not all, of the roof. This runoff will be routed through the LID planter and down to the inlets at the south east corner via piping. 9. 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. Response: Acknowledged, since this site is less than one acre we are not planning on submitting a full SWMP, just typical erosion control notes and details. 10. 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: Acknowledged. 11. Fees (standard comment): The 2020 city wide Stormwater development fee (PIF) is $9,447/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 18 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. Response: Acknowledged. Department: Erosion Control Contact: Chandler Arellano, (970) 420-6963, carellano@fcgov.com 1. Information Only: The site disturbs more than 10,000 sq. ft. and/or meets the criteria for a need for Erosion and Sediment Control Materials to be submitted. The erosion control requirements are located in the Stormwater Design Criteria in Chapter 2 Section 6.0 a copy of the requirements can be found at www.fcgov.com/erosion. Response: Acknowledged 2. For Final: Please submit an Erosion Control Plans to meet City Criteria. Response: Acknowledged 3. For Final: Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. Response: Acknowledged Department: Water-Wastewater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com 1. Existing Water Infrastructure (site specific comment): There is an existing 6-inch water main in Remington Street with an existing 2-inch water service to the site and a 1.5-inch water meter. The development will receive development fee credits based on the existing 1.5-inch water meter size. There is also an existing 8-inch water main south of the site, located near the centerline of Oak Street. Also, note there is an abandoned 4-inch water main located near the north curb Oak Street parking lot. **At the southwest corner of the site, there is a 1-inch irrigation service owned by the DDA and is for irrigation of the alley and is not for this site. The irrigation service shall be preserved. ** Response: Acknowledged, thank you. 2. Existing Sewer Infrastructure (site specific comment): There is an existing 8-inch sanitary sewer main in the alley west of the site. There is an existing sanitary sewer service from the previous development that will need to be located by your development team. 19 Response: Acknowledged, thank you for helping us to locate this sewer. It appears, per the video, that this service is a 6” VCP. We will utilizing the existing POC, but upgrading the service line to PVC and new tap. 3. Service sizing and water meter location (site specific 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. The water service and meter size for a building of this scale may be large. Please consider the locations of the new water meter vaults as your development team designs the site. Utilities is flexible with the location of water meters in Old Town, however the needs for other utilities (existing or future) to be safely routed along the street corridor needs to be considered with the site plan. Response: Acknowledged 4. Service separation (standard comment): Separate water and sewer services will be required to service the residential use and commercial uses. Response: Acknowledged 5. Service abandonment (standard comment): Any existing water and sewer services that are not planned to be reused with this project will be required to be abandoned at the main. Response: Acknowledged 6. Grease Interceptor (Standard Comment) If commercial cooking facilities are proposed these may require a grease interceptor on the sewer service. To discuss the City’s requirements, please contact Wes Lamarque at (970) 416-2418 or WLAMARQUE@fcgov.com . Response: Acknowledged 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. 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 Response: Understood. 20 9. Fees (standard comment): Additional or upgraded water services will require development fees and water rights. These are due when the 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: Acknowledged. 10. Utility Separations (standard comment): As you develop the site plan please remember required utility service separations. For your reference, minimum water and sewer service separations are: • 10-ft min. between water and sewer services. (including water meter) • 6-ft min. between trees and water or sewer services. (including water meter) • 4-ft min. between shrubs and water or sewer services. • 10-ft min. between storm-drain pipes and other utilities. • Service lines of the same type may be joint trenched with 3-ft of separation Other utilities, such as gas, electric, and communications will also have spacing requirements and will need space on the site. Last, please remember that there may be service lines on the adjacent properties for which clearances also need to be maintained. Response: Acknowledged Department: Electric Engineering Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com 1. FOR APPROVAL: Thank you for continuing to work with us to find solutions to service your building with power as well as continue to provide power to the existing buildings. If we go with the vaulted transformer option, there would need to be a third vault added in order to accommodate the connections between the transformers. We would very much prefer that your site find room to accommodate two traditional padmounted transformers. This will be more affordable for the project and shorten outage times in the future. Also, we need to discuss the existing electric services crossing the property and determine how those will be replaced. Response: We currently show 2 options. First option to be (1) pad-mounted transformer located NW corner of the building. Second option to be (2) vault transformers located NW corner of the building. Our preference is to have (1) pad-mounted transformer. We do have a complete survey for the existing electric services crossing the property, so we will coordinate a meeting after this submittal. 2. INFORMATION: 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. Response: Acknowledged. 21 3. INFORMATION: Light and Power would like to remind you that all of our facilities must have a ten foot clearance away from all water, wastewater, and storm sewer facilities. We also require a three foot clearance away from all other utilities with the exception of communication lines. Response: Acknowledged 4. FOR HEARING: 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: Please see separate attachment for a one line diagram. 5. INFORMATION: Multi family buildings are treated as commercial services; therefore all secondary electric service work is the responsibility of the developer and their electrical consultant or contractor. Please keep in mind that every unit, both residential and commercial, must be individually metered. Response: Acknowledged. We will provide additional information and a proposal for how we would like to meter the individual units. 6. INFORMATION: You may contact Austin Kreager, project engineering if you have questions. (970) 224-6152. 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. Department: Environmental Planning Contact: Scott Benton, sbenton@fcgov.com 1. INFORMATION ONLY: 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. Careful selection of plant species is required the LID planter beds intended for stormwater runoff treatment. 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. Response: More information regarding specific plants selections will be provided at FDP. 2. FOR SUBMITTAL: 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) 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 22 needed. Site light sources shall be fully shielded and down-directional to minimize up-light, spill-light, glare and unnecessary diffusion on adjacent property. 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/ Response: Acknowledged. Please see our photometric plans for more information. 3. INFORMATION ONLY: Our city cares about the quality of life it offers its residents now and generations from now. 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 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 Response: Acknowledged. Department: Forestry Contact: Christine Holtz, choltz@fcgov.com 1. 05/19/20: PRE-SUBMITTAL: Forestry Tree Inventory Trees provide many environmental and socioeconomic benefits including reduced cooling expenses, providing natural wind breaks, improving air quality, and increasing property values. There are existing City trees very near the limits of development. What are the anticipated impacts to them associated with this development? Forestry will want to review and evaluate the placement of building materials, cranes (if required), scaffolding and other heavy equipment to maximize tree protection. Regardless of tree impact, please schedule an on-site meeting with City Forestry (choltz@fcgov.com) 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: A tree walk has been conducted. All existing trees on the site are proposed to remain. A copy of the tree inventory has been included in this submittal. 23 2. 05/19/20: 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 notes: General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant (reduced minimum sizes for affordable housing): Canopy Shade Tree: 1.0" caliper container or equivalent Evergreen tree: 4.0' height container or equivalent Ornamental tree: 1.0" caliper container or equivalent Canopy Shade tree as a street tree on a Local or Collector street only: 1.25" caliper container or equivalent 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 Response: Acknowledged. 3. 05/19/20: 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 Response: Acknowledged. 4. 05/19/20: INFORMATION ONLY FOR PDP If there are trees that create a significant burden to the project, 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 specific reason for each 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 24 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 on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. Response: All trees will remain through this project. 5. 05/19/20: INFORMATION ONLY FOR PDP According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least (50%) of all tree plantings. Response: All but one trees within the ROW will be canopy trees, meeting this requirement. 6. 05/19/20: INFORMATION ONLY FOR PDP Will construction access be coming from the alley? Please configure site access for maximum protection of the street trees along the right of way. Response: Construction access will come from Oak Street and Remington Street, our team plans to configure site access to avoid use of Montezuma Fuller Alley. Department: Building Code Review Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com 1. This new building appears to be closer than 10ft to the Diehls property and those walls would be required to be fire rated with no/limited openings. Response: Acknowledged. The Diehl’s building will be demolished, and we have revised our design. 2. If within 500 ft of College Ave, the residential portion of the building would be required to provide sound resistant walls that meet a STC-39. Response: Acknowledged. Will Comply. 3. INFORMATIONAL: 10% of all parking spaces must be EV ready (conduit in place) Response: Acknowledged. Will Comply. 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. 25 Response: Acknowledged 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. Response: Acknowledged 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. Response: Noted, we will work with Tenae to set this meeting up. 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 26 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.