HomeMy WebLinkAbout609 S COLLEGE AVE MIXED USE - BDR200004 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTSPage 1 of 10
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/developmentreview
July 31, 2020
Sam Coutts
Ripley Design Inc.
419 Canyon Ave., Ste. 200
Fort Collins, CO 80521
RE: 609 S. College Ave. Mixed Use, BDR200004, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of 609 S. College Ave. Mixed Use. If you have questions about
any comments, you may contact the individual commenter or direct your questions through
your Development Review Coordinator, Todd Sullivan via phone at 9702216695 or via
email at tsullivan@fcgov.com.
Comments in red – Tree Line Builders (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:
Department: Planning Services
Contact: Pete Wray, 9702216754, pwray@fcgov.com
Topic: General
Comment Number: Comment Originated: 07/27/2020
FOR APPROVAL: Ready for mylars and BDR approval.
Ripley Design – Noted, thanks.
Department: Historic Preservation
Contact: Maren Bzdek, 9702216206, mbzdek@fcgov.com
Topic: Building Elevations
Comment Number: 3 Comment Originated: 03/31/2020
03/31/2020: SOI Standard #2 states that the historic character of a property will
be retained and preserved. The removal of distinctive materials or alteration of
features, spaces, and spatial relationships that characterize a property will be
avoided.
As noted above, the proposed plans call for alterations to the rear elevation of
the historic residence. Please provide more detailed information and photos
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about the existing conditions of that rear elevation and how the new construction
will intersect with the original building in order to support how the project meets
this standard.
Dengler Architecture – This was provided during the LPC approval on May 20, 2020.
Topic: General
Comment Number: 18 Comment Originated: 07/28/2020
07/28/2020: At its May 20, 2020 meeting, the LPC recommended approval of
this project, finding it complies with the standards contained in Land Use Code
section 3.4.7 for the following reasons: the project meets the Secretary of
Interior’s Standards for the Treatment of Historic Properties; the project design
reflects massing, building materials, and façade details that are compatible with
historic resources in the area of adjacency, creates an appropriate visual
relationship between the historic architecture and the new construction, and
meets the specific requirements as outlined in Table 1 of Section 3.4.7; and the
proposed design protects the visibility of nearby historic resources. The motion
passed 80.
Dengler Architecture – Acknowledged.
Department: Engineering Development Review
Contact: Morgan Stroud, 9704164344, mstroud@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 03/31/2020
07/28/2020: FOR APPROVAL - UPDATED:
Thank you for providing the quantities of the public infrastructure work that is
proposed, however the estimated costs are missing. Please fill out the column
that is titled "Infrastructure Construction Cost Per Unit of Measure" and submit it
again. Please verify also, that the quantities include the work being done in the
alleyway in back.
03/31/2020: FOR APPROVAL:
Please submit a costs and quantities estimate of the proposed work being
done in the rightofway so we can determine what kind of permit will be
required to start construction.
Northern Engineering – The requested information has been provided by the contractor.
Comment Number: 3 Comment Originated: 04/02/2020
07/28/2020: FOR APPROVAL - UPDATED:
For clarification the access on S. College is the unused driveway that is being
closed. We will need to see the final permit from CDOT prior to signing final
plans.
04/02/2020: FOR APPROVAL:
The applicant will need to work with CDOT on the correct permit for closing the
access on College Avenue. Please reach out to Tim Bilobran
(timothy.bilobran@state.co.us, 9703502163) for this permit.
Northern Engineering – The CDOT permit has been applied for by the contractor.
Department: Stormwater Engineering – Erosion and Sediment Control
Contact: Basil Hamdan, 9702221801, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 03/25/2020
Page 3 of 10
03/25/2020: INFORMATION ONLY:
No Comment from Erosion Control. Based upon the submitted Planning
materials it has been determined that this project; will disturb less than 10,000
sq. ft., is not proposed to be in a sensitive area, has no steep slopes (greater
than 3H:1V) within or adjacent to the project, and is not part of a larger common
development that will or is under construction. Therefore, no Erosion Control
materials submittal is needed. If this project substantially changes in size or
design where the above criteria now apply, erosion control materials should be
submitted. Though the project at this time requires no erosion control materials
submittal, the project still must be swept and maintained to prevent dirt, saw
cuttings, concrete wash, trash debris, landscape materials and other pollutants
from the potential of leaving the site and entering the storm sewer at all times
during the project in accordance with City Code 26498. If complaint driven or
site observation of the project seem not to prevent the pollutant discharge the
City may require the project
to install erosion and sediment control measures. Nearby inlets that may be
impacted by the pollutants, in particular dirt, should be protected as good
preventive practice and individual lots should be protected from material
escaping onto the sidewalk. If at building permit issuance any issues arise
please email erosion@fcgov.com to help facilitate getting these permits signed
off.
Northern Engineering – Thank you. Erosion control plan has been provided in plans to identify erosion control measures that
should be installed by contractor.
Department: Stormwater Engineering - Floodplain
Contact: Claudia Quezada, (970)4162494, cquezada@fcgov.com
Topic: Floodplain
Comment Number: 2 Comment Originated: 03/30/2020
03/30/2020: INFORMATION ONLY:
A portion of this property is currently located in the City regulated, 100year Old
Town floodplain and must comply with the safety regulations of Chapter 10 of
City Municipal Code.
Northern Engineering – Project will comply with Chapter 10 if needed. As discussed with staff, we expect that the LOMA being
provided by the applicant will remove the Chapter 10 requirements from the project.
Comment Number: 3 Comment Originated: 03/30/2020
03/30/2020: FOR APPROVAL:
Please include the following notes on the site plan and drainage/grading plan:
1. “The Developer shall obtain a Floodplain Use Permit from the City of Fort
Collins and pay all applicable floodplain use permit fees prior to commencing
any construction activity (building of structures, remodeling of existing structures,
grading, fill, detention ponds, bike paths, parking lots, utilities, landscaped
areas, flood control channels, etc.) within the 100year Old Town floodplain
limits¬¬. All activities within the floodplain are subject to the requirements of
Chapter 10 of the Fort Collins Municipal Code.”
2. “An approved FEMA Elevation Certificate completed by a licensed surveyor
or civil engineer showing that the building is constructed to the required
elevation is required postconstruction prior to a Certificate of Occupancy (CO)
being issued.” Please note: If any part of the building is within the floodplain
boundary then the entire structure is considered in the floodplain and the entire
building envelope must meet the requirements of elevating/floodproofing to the
RFPE.
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3. “Critical facilities, which include atrisk populations, essential services, etc.
are prohibited in the 100year floodplain.”
4. "The applicant acknowledges that the building design does not comply with
the current regulatory floodplain. The applicant will apply for a Letter of Map
Amendment showing that the addition area is elevated above the Base Flood
Elevation, however, the City cannot guarantee approval of the LOMA without a
submittal. The applicant understands that building permits cannot be issued
prior to the approval of the LOMA. "
Northern Engineering – Notes are present on grading plan and the LOMA has been submitted.
Request to staff: Please provide clarification on whether the notes need to remain on the final documents if the LOMA is
approved.
Comment Number: 4 Comment Originated: 03/30/2020
03/30/2020: INFORMATION ONLY:
Additions are allowed in the Old Town 100year 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 12inches above the Base
Flood Elevation (BFE). This elevation is known as the Regulatory Flood
Protection Elevation (RFPE). RFPE = BFE + 12inches. BFE = 4995.5ft,
therefore RFPE= 4996.5 ft. 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 Engineering – As discussed, the LOMA should resolve these concerns. Please call to discuss if we have misunderstood
though.
Comment Number: 11 Comment Originated: 07/28/2020
07/28/2020: FOR APPROVAL:
Please submit signed and stamped Metes and Bounds survey along with any
spot elevations taken within the floodplain. Keep in mind that this is needed as
part of a LOMA submittal. The LOMA can be submitted for review at any time.
Northern Engineering – The requested information has been provided to staff.
Comment Number: 12 Comment Originated: 07/28/2020
07/28/2020: FOR APPROVAL:
Since LOMA has not been approved yet, please remove "LOMA M&B Line"
line and call out from page two of site plan.
Ripley Design – Note and line have been removed from the site plan.
Department: Stormwater Engineering
Contact: Wes Lamarque, 9704162418, wlamarque@fcgov.com
Topic: General
Comment Number: 7 Comment Originated: 03/30/2020
07/27/2020: FOR APPROVAL: In the text of the Drainage Report, please
document the modified impervious area as well as the increase to document
the amount of impervious area required for water quality/LID. Also, please
document in the text the actual impervious area being treated by the rain
garden, which was stated is over the amount required. The rain garden should
be sized for what impervious area drains to it, so a variance should be
requested.
03/30/2020: FOR HEARING:
The City requires that any new or modified impervious area be treated by water
quality and/or LID techniques. It appears that the two new rain gardens are
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treating an area less than the additional impervious area of around 2,000 sf. A
meeting is requested to discuss this requirement.
Northern Engineering – Information added to a report and a variance letter has been prepared.
Comment Number: 9 Comment Originated: 07/27/2020
07/27/2020: FOR APPROVAL:
Please label hatch area as Rain Garden Media crosssection area.
Northern Engineering – Label updated.
Ripley Design – Labels for hatch have been adjusted.
Comment Number: 10 Comment Originated: 07/27/2020
07/27/2020: The rain garden needs to be designed with mostly plantings
and/or grasses. Rock mulch has not been a sustainable option. Plantings and
the accompanying root structure needs to incorporate 80% or more of the rain
garden surface. For situations like this site, dryland or turf grasses have shown
to be successful. Turf grasses need to be established from seed, and not from
clay soiled sod.
Ripley Design – Rain garden design has been updated to incorporate at least 80% plantings covering.
Department: WaterWastewater Engineering
Contact: Wes Lamarque, 9704162418, wlamarque@fcgov.com
Topic: General
Comment Number: 3 Comment Originated: 07/27/2020
07/27/2020: Please modify water and fire service note to be lowered below
rain garden crosssection at crossings.
Northern Engineering – Updated.
Comment Number: 4 Comment Originated: 07/27/2020
07/27/2020: Please identify exactly where and how the water service line will
be replaced.
Northern Engineering – Per discussions with staff about the unknown condition of the existing service connection and location, we
have added a note clarifying that the existing connection shall be removed and replaced per City requirements and with input from
the engineering inspector.
Comment Number: 5 Comment Originated: 07/29/2020
07/29/2020: Please show the existing sanitary sewer service line on the Utility
Plan and the Landscape Plan. Please verify that 6 feet of separation is
maintained from the sewer service and all trees.
Northern Engineering – Existing service now shown on plans.
Department: Light And Power
Contact: Cody Snowdon, 9704162306, csnowdon@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 07/29/2020
07/29/2020: FOR APPROVAL:
Due to the service to your lot being shared by the neighboring lot to the south,
more information will need to be added to the location of this shared line.
Please locate and show the service line to the secondary box on the plans. If
the service line is located off of the property, offsite easements maybe
required.
Northern Engineering – Service line is presently show existing the southwest corner of the building and heading south to the
Canino property. As discussed with staff, a new transformer is not needed for the project and we understand that no
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new easements will be required. Please let us know if we have misunderstood any of the discussions around this, as
we have had lots of them!
Comment Number: 3 Comment Originated: 07/29/2020
07/29/2020: FOR APPROVAL:
Please show proposed service line to the meter that will be installed, owned
and maintained by the owner.
Northern Engineering – Per conversation with City, no upgraded service will be provided.
Department: Parks
Contact: Aaron Wagner, , aawagner@fcgov.com
Topic: General
Comment Number: 6 Comment Originated: 07/29/2020
07/29/2020: FOR INFORMATION
This project site is adjacent to the Dalzell Alley, a Parks maintained facility.
Impacts to the alley appear to be minimal. Please show existing irrigation
infrastructure on plans. Also please be aware of the irrigation controller and
power lines to the street lamp contained within both beds in the alley.
Northern Engineering – Existing street lamps will be unaffected. Any irrigation infrastructure relocation will be coordinated with the
City.
Comment Number: 7 Comment Originated: 07/29/2020
07/29/2020: FOR INFORMATION
Please coordinate with Parks on relocating the existing valve box, in the
southern alley planter, and the disruption of irrigation service to the alley. If
service is going to be disrupted please let us know:
a. The dates of disruption,
b. Anticipated length of time for the disruption
c. Any impacts to the irrigation infrastructure (i.e. main line cut, valve box
removal, controller disconnection, power disconnection, etc.)
Tree Line Builders – No relocation of the valve box anticipated. If we need to move the box or disrupt service, we will coordinate
with a work order.
Comment Number: 8 Comment Originated: 07/29/2020
07/29/2020: FOR APPROVAL
If there will be any construction activity in the alley, please coordinate with the
Parks department. Please add the following note to the plans stating:
a. There shall be no equipment, materials, or items stored in the alley. If there
is a need to close a section of the alley for any reason, a traffic control plan is
required to be submitted and approved through Traffic Control. The Parks
Department will sign off on it once submitted. Please keep the closures to the
shortest amount of time depending on work scheduling and flow. Parks
Department Planning staff can help with any questions you may have regarding
these standards. Please contact Jill Wuertz (jwuertz@fcgov.com), 970416
2062, or Parks Planning Technician, Aaron Wagner (aawagner@fcgov.com)
9704168083, 413 S. Bryan Ave, Fort Collins, CO 80521 regarding the Parks’
Department’s interest.
Tree Line Builders – The traffic control and construction protocols are understood, the notes will be added to the plans.
Ripley Design – The note above has been added to the site plan notes on the Cover Page of the plan set.
Department: Forestry
Contact: Nils Saha, , nsaha@fcgov.com
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Topic: General
Comment Number: 1 Comment Originated: 03/30/2020
7/28/2020: FOR APPROVAL UPDATED
Thank you for submitting the alternative compliance request regarding the
canopy shade tree requirement.
Per LUC 3.2.1 (F) “Tree Preservation and Mitigation,” mitigation trees should
meet Tree Planting Standards set forth in the Land Use Code (including 3.2.1
(D.2.A)) and the requirements below in the following order:
1. To the extent feasible, replacement trees should be planted on the
development site.
2. When it is not reasonably feasible to plant mitigation trees on the
development site, replacement trees should be planted within one half mile of
the development site.
3. If no locations can be identified within half mile of the development site, the
applicant can choose to submit a paymentinlieu to the City of Fort Collins
Forestry division to be used to plant replacement trees as close to the site as
possible.
An alternative compliance request should preserve and incorporate vegetation
in excess of minimum standards as well as maximize tree canopy cover (LUC
3.2.1 (N)).
Four significant trees are slated to be removed from the site due to the new
addition, for which nine mitigation trees have been assigned. One of the main
goals of mitigation trees is to replace loss of canopy due to development, both
on the development site as well as in the greater urban forest. Given their
relative height and canopy spread, ornamental trees and conifers do not
maximize canopy cover or mitigate canopy loss to its full extent. They also
provide fewer benefits compared to canopy shade trees.
Please consider the following options:
1. Pertaining to option #1 indicated above, areas in the front yard can be
utilized as potential planting sites for canopy shade trees, which would increase
the percentage of total canopy shade trees proposed on site. Please refer to
redlines for more information.
2. Please explore option #2 or #3 as indicated above to meet the remainder of
the shade tree percentage requirement. For offsite plantings, other properties
within the music district or vacant sites in the rightofway within half mile may be
utilized. Please coordinate with forestry for offsite plantings and document on
the plans how the 50 percent canopy shade tree requirement will be met per
mitigation requirements.
3. Arborvitae are considered large shrubs and should not be used to mitigate
tree canopy.
4. Crimson Pointe plums may be shortlived, thus not reliable in our climate.
Please consider substituting with ornamental pears or another suitable
broadleaf species.
03/30/2020: FOR APPROVAL:
There are no shade trees proposed on the plan set. Per 3.2.1 (D.2.A), canopy
shade trees should constitute at least 50 percent of all tree plantings. Please
incorporate shade trees species in the plant schedule.
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Ripley Design – We will be moving forward with option number 3, a payment of cash in lieu. Cash in lieu notes have been added
to the plan set. Mitigation plan has been updated to reflect the cash in lieu option. We have also adjusted the Crimson Pointe
plums to a Viburnum lentago (Nannyberry).
Comment Number: 2 Comment Originated: 03/30/2020
7/27/2020: FOR APPROVAL UPDATED
Please note that there should no trenching or use of heavy machinery for the
installation of irrigation under the dripline of the bur oak. Forestry would like to
review any irrigation plans submitted to the city.
03/30/2020: FOR APPROVAL
Will the trees that are to be planted in the cobble west of the bur oak have drip irrigation?
Ripley Design – All plants will be irrigated. Irrigation is design/build and irrigation plans are not required to be submitted until time
of building permit.
Comment Number: 4 Comment Originated: 03/30/2020
7/27/2020: FOR APPROVAL – UPDATED
Per our discussion, the Tree Protection Notes should not be modified to make
allowances for cut or fill more than 4” within the drip line. These are standard
notes that are required for all projects that include protected trees.
Given the size and condition of the bur oak, the interior critical root zone (~19
feet radius from the trunk) should be fully protected (i.e. no excavation or fill), as
disturbance in this area has the most negative impact to the structural stability
and health of the tree.
Given the limitations in this site and the proximity to the new addition (~30 feet
from the trunk), all efforts should be made to protect as much of the root system
as possible within the critical root zone (~38’ of the trunk). If excavation or fill is
proposed between the interior critical root zone and the critical root zone, in this
case between 3038 feet radius of the trunk, a qualified arborist or forester will
need to evaluate and approve the impact.
Based on the evaluation and the extent of disturbance, the arborist or forester
MAY suggest strategies to mitigate root impact and recommend postcare to
maintain tree health. This is by no means a requirement per city or arboricultural
standards.
Additionally, the plans show the foundation of the building to be approximately 8
feet outside of the dripline of the bur oak. If that is not accurate, please update
plans to show the extent of the canopy more accurately.
03/30/2020: FOR APPROVAL
Thank you for shifting the concrete patio area outside of the hyper critical root
zone of tree #7 (38” bur oak). However, the patio is still proposed within the
critical root zone (~38’ from the trunk) and any excavation in this area has the
potential to damage roots, which can result in impacting the structure and health
of this tree.
Please note the following from the Tree Protection Standards:
“Within the dripline of any protected existing tree, there shall be no cut of fill over
a fourinch depth unless a qualified arborist or forested has evaluated and
approved the disturbance.”
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In addition to the typical detail that’s provided, please add a note to the plans
indicating that no more than 4” of cut or fill is anticipated under the drip line.
Ripley Design – Noted. The additional tree protection plan note has been removed from the plans. The Tree Protection Notes are
as the city requires. Per conversation with City Forester, we have updated the plans and will move forward with the City’s Tree
Protection Notes
Comment Number: 5 Comment Originated: 07/28/2020
7/27/2020: FOR APPROVAL
While the sanitary cleanouts and manholes are labeled on the plans, it does not
appear that the sewer line is shown on the landscape plan. Please label all
utilities on the landscape plan.
Ripley Design – Sewer lines have been added to the plan set and labeled.
Department: Environmental Planning
Contact: Scott Benton, , sbenton@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 07/28/2020
07/28/2020: FOR APPROVAL: Two species on the Plant Schedule are not
included on the City's Approved Plant List Arctostaphylos x coloradodensis
'Panchito' (Panchito manzanita) and Pinus strobus 'Blue Shag' (Blue shag white
pine). Please replace with species on the Approved List
(https://www.fcgov.com/forestry/plant_list.pdf).
Ripley Design – Plants have been changed to species on the Approved List from the City of Fort Collins. The plants selected are
Pinus Mugo ‘Slowmound’ and Arctostaphylos x coloradodensis.
Comment Number: 3 Comment Originated: 07/28/2020
07/28/2020: FOR APPROVAL: The maximum footcandle reading displayed
on the photometric plan is 11.1, in excess of the allowed 10 footcandles as per
LUC 3.2.4(D)(7). Please adjust accordingly.
APS Inc. - Noted, will revise accordingly.
Department: Building Code Review
Contact: Russell Hovland, 9704162341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1 Comment Originated: 03/30/2020
03/30/2020: INFORMATION ONLY:
There are several code implications as outlined during conceptual
and the presubmittal meeting. If the building changes to commercial with
residential then fire sprinklers, occupancy seps, and accessibility to name a few
are required code changes. I suggest keeping the structure a dwelling and not
introducing commercial use into the space. A dwelling will allow some intended
use of the space to take place such as practice of music with no audience.
Dengler Architecture –
The building will be mixed-use with the music room being the only commercial space. The new entry and existing, renovated
structure will remain residential with an assumed R3 occupancy. A 1 hour separation is planned between the music room and the
new entry/ foyer.
Department: Technical Services
Contact: Jeff County, 9702216588, jcounty@fcgov.com
Topic: Building Elevations
Comment Number: 7 Comment Originated: 07/22/2020
07/22/2020: FOR APPROVAL:
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There are text over text issues. See redlines.
Dengler Architecture – Acknowledged and revised.
Topic: Site Plan
Comment Number: 5 Comment Originated: 07/22/2020
07/22/2020: FOR APPROVAL:
There are text over text issues. See redlines.
Ripley Design – Text has been adjusted
Comment Number: 6 Comment Originated: 07/22/2020
07/22/2020: FOR APPROVAL:
There are line over text issues. See redlines.
Ripley Design – Text has been adjusted