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Home My WebLink AboutRAM'S CROSSING K2 APARTMENTS - BDR - BDR110004 - CORRESPONDENCE - (10)3 of -tryt Collins Pre -Submittal Meetinus for Building Permits Community Development and Neighborhood services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov com Pre -Submittal meetings are offered to assist the designer/builder by assuring, early on in the design, that the 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 conceptual review meeting. Applicants of new commercial or multi -family projects are advised to call 416-2341 to schedule a pre -submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage and type of construction being proposed. Construction shall comMy with the following adopted codes as amended: 2009 International Building Code (IBC) 2009 International Residential Code (IRC) 2009 International Energy Conservation Code (IECC) 2009 International Mechanical Code (IMC) 2009 International Fuel Gas Code (IFGC) 2009 International Plumbing Code (IPC) as amended by the State of Colorado 2008 National Electrical Code (NEC) as amended by the State of Colorado Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2003. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Load: 100- MPH 3 Second Gust Exposure B. Seismic Design: Category B. Climate Zone: Zone 5 Energv Code Use 1. Single Family; Duplex; Townhomes: 2009 IRC Chapter 11 or 2009 IECC Chapter 4 2. Multi -family and Condominiums 3 stories max: 2009 IECC Chapter 4. 3. Commercial and Multi -family 4 stories and taller: 2009 IECC Chapter 5. 9 Comment Letter Generated: 6/8/2011 at 2:11 pm City of F6rt Collins Building Inspection Contact: Russ Hovland, , Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov. com 1. Existing Fort Collins building codes now include many elements that support green building. The building code green amendments represent next steps along the path of integrating green building practices into mainstream construction. More information about these requirements can be found at: http://www. fcgov. com/utilities/residential/green-bui Id i ng/amendments Current Planning Contact: Steve Olt, 970-221-6341, solKaDfcaov.com 1. There are no minimum parking requirements in the T.O.D. per Section 3.2.2 (K)(1)(a)(1). However, how is this development, once expanded, going to accommodate its parking needs? 2. In terms of density, the minimum total density must be 20 units/acre. The property is 1.93 acres. Any phase must have at least 16 units/acre LUC 4.10(D)(1)(a). Please see LUC 3.8.18 for how to perform density calculations. Must show on site plan in table format. 3. For the proposed addition, new buildings shall have the doorways facing Lake St. and they must be principal entries with sidewalk access LUC 4.10(E)(1)(a) - (b). Lake St. is identified as a 2 lane collector on the Master Streets Plan. 4. Please note building design referenced in LUC 4.10(E)(1)(c) -(f). These sections speak to roof form (sloped roofs), articulation requirements. 5. Since, the addition exceeds 25% of the gross floor area of the existing, floor area, sidewalk upgrades required. LUC 4.10(E)(2) 6. The proposed development is subject to a Basic Development Review, please contact the Zoning Department regarding your formal submittal. 8 Comment Letter Generated: 6/8/2011 at 2:11 pm FOrt`Collins Engineerinq Development Review Contact: Susan Joy, 970-221-6603, siov(cDfcgov.com Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6760 970.224.6134-fax kgov.com 1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. Please contact Matt Baker at 224-6108 if you have any questions. 2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: hftp://www.fcgov.com/engineering/dev-review.php 3. 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. 4. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and determine if a traffic study is needed for this project. In addition, please contact Transportation Planning for their requirements as well. 5. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: hftp://www.larimer.org/engineering/GMARdStds/UrbanSt.htm 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. Lake Street is a 2 lane Collector street on the Master Street Plan requiring a total of 76' of row and a 9' Utility Easement. This project is responsible for dedicating one half of the total row, or a total of 38' from the centerline of the road. 7. This project is responsible for bringing Lake Street's sidewalks and parkways up to current standard. 8. Parking setbacks apply. See LCUASS, chapter 19 for all other parking requirements. 9. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. 10. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Electric Engineering Contact: Bruce Vogel, 970-224-6157, bvogelOjcgov.com 1. Power is avilable from within the site to serve both new buildings. 2. Electric development charges will apply for both new buildings at time of each construction. 2. 7 Comment Letter Generated: 6/8/2011 at 2:11 pm F6rt Collins 1111�J Community Development and Neighborhood services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6760 970.224.6134 - fax fcgov.com radio amplification systems shall be installed in the following locations: 1. New buildings greater than 50,000 SF in size or addition(s) to an existing building that cause the building to be greater than 50,000 SF. For the purpose of this section, fire walls shall not be used to define separate buildings. 2. All new basements greater than 10,000 SF where the designed occupant load is greater than 50, regardless of the occupancy classification. 3. Existing buildings meeting the criteria of Items 1 and 2 of this section undergoing alterations exceeding 50 percent of the aggregate area of the building. Public -safety radio amplification systems shall be designed and installed in accordance with criteria established by Poudre Fire Authority. PFA Fire Prevention Bureau Administrative Policy 07-01 6. DEAD-END FIRE APPARATUS ACCESS ROADS Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. The turn -around at the end of the fire apparatus access road must have an outside turning radius of 50 feet or more, and an inside turning radius of 25 feet. 2006 International Fire Code 503.2.5 and Appendix D103.3 and D103.4 7. TURNING RADII The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. 2006 International Fire Code 503.2.4 and Appendix D103.3 Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex(&fcgov.com 1. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4) protects_ significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. If any trees on site have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (221-6361) to determine the status of the existing trees and any mitigation requirements as the result of development impacts. 2. The City's green building program has many programs that may benefit your project. Resources are available at the Green Building web page: http://www.fcgov.com/greenbuilding/. Of particular interest may be the Integrated Design Assistance Program, which offers financial incentives and free technical support to those interested in delivering high-performance buildings that exceed building code requirements for energy performance. Gary Schroeder (970-221-6395) is the contact person for this program. This is the direct link to the web page for this program: hftp://www.fcgov.com/conservation/biz-idap.php. 3. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3), requires that you use native plants and grasses in your landscaping or re -landscaping and reduce bluegrass lawns as much as possible. 6 Comment Letter Generated: 6/8/2011 at 2:11 pm City cyf Fort Collins 1-1�f Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com grade and no higher than 72 inches above grade. Fire department connections shall be installed remote from the buildings or in an approved location, and located on the street or fire lane side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access or as otherwise approved by the fire code official. 2006 International Fire Code 912.2 and 506.1; PFA Fire Prevention Bureau Policy; and NFPA 13. 3. REQUIRED ACCESS Fire access roads (fire lanes) shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the PFA's jurisdiction when any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by an approved route around the exterior of the building or facility. This fire lane shall be visible by painting and signage, and maintained unobstructed at all times. A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: - Be designed as a flat, hard, all-weather driving surface (asphalt or concrete) capable of supporting fire apparatus weights. Compacted road base shall be used only for temporary fire lanes or at construction sites. - Have appropriate maintenance agreements that are legally binding and enforceable. - Be designated on the plat as an Emergency Access Easement. - Maintain the required minimum width of 20 feet throughout the length of the fire lane (26 feet on at least one long side of the building when the structure is three or more stories in height). If the building is equipped throughout with an approved automatic fire -sprinkler system, the fire code official is authorized to increase the dimension of 150 feet. 2006 International Fire Code 503.1.1, 503.2.3, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(L) 4. WATER SUPPLY Fire hydrants, where required, must be the type approved by the water district having jurisdiction and the Fire Department. Hydrant spacing and water flow must meet minimum requirements based on type of occupancy. Minimum flow and spacing requirements include: • Commercial and multi -family dwellings 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter • Residential within Urban Growth Area, 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter • Residential outside Urban Growth Area, 500 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter. These requirements may be modified if buildings are equipped with automatic fire sprinkler systems. 2006 International Fire Code 508.1 and Appendix B 5. PUBLIC -SAFETY RADIO AMPLIFICATION SYSTEM Where adequate radio coverage cannot be established within a building, public -safety 5 Comment Letter Generated: 6/8/2011 at 2:11 pm Community Development and Neighborhood Services 281 North College Avenue Po Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax /cgov. com 2. Water quality treatment is also required as described in the Urban Storm Drainage Criteria Manual, Volume 3 - Best Management Practices (BMPs). (http://www.udfcd.org/downloads/down_critmanual_vollll.htm) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. Since this is an existing development, requirements for retrofitting for water quality treatment is a little more flexible and may take a little more creativity on the part of the design team. 3. The drainage outfall for this site is the adjacent streets since there are no public storm sewers in the area. There is a private system to the north that is a possibility but CSU would have to grant an easement to tie into it if it has the capacity for additional flows. 4. The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan as well the City's Design Criteria and Construction standards. 5. The city wide Stormwater development fee (PIF) is $6,313.00/acre ($0.1449/sq.ft.) for new impervious area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.ft.) review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found on the City's web site at http://www.fcgov. com/util ities/busi ness/bu ilders-and-developers/plant-investment-developm ent-fees or contact Jean Pakech at 221- 6375 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 or erosion control measures shown on the site construction plans. Historical Preservation Contact: Courtney Rippy, 970-416-2283, crippv(&Jcgov.com 1. According to the County Assessor Records, this property was built in 1974 and is not over 50 years of age, therefore, historic preservation review is not required. Fire Authority Contact: Carie Dann, 970-219-5337, CDANNAPoudre-flre.org 1. RESIDENTIAL AUTOMATIC FIRE SPRINKLERS An automatic sprinkler system installed in occupancies in accordance with Section 903.3 shall be provided throughout all buildings with a Group R (Residential) fire area. Exceptions: Detached one- and two-family dwellings and multiple single-family dwellings (townhomes) not more than three stories above grade plane in height with a separate means of egress. 2006 International Fire Code 903.2.7 2. FIRE LINE REQUIREMENT, KNOX BOXES AND FDCs Buildings that are required to be fire sprinklered shall have a minimum 6-inch fire line Poudre Fire Authority requires a key box ("Knox Box") to be mounted in approved location(s) on every new building equipped with a required fire -sprinkler system or fire -alarm system. Knox Boxes are required to be installed approximately 60 inches above 4 Comment Letter Generated: 6/8/2011 at 2:11 pm of Collins Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6760 970.224.6134 - fax fcgov.com 3. If the new construction is taller than 40', then the Building Height Review described in Sec. 3.5.1(G) will apply. Water -Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington(&fcgov.com 1. Existing water mains and sanitary sewers in the area include a 12-inch water main and a 10-inch sewer in Lake. 2. The existing water meter for the site is a 3-inch meter. 3. The sewer service connects to the 10-inch sewer at a manhole in Lake. 4. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards 5. Development fees and water rights will be due at building permit. Transportation Planning Contact: Matt Wempe, 970-416-2040, mwempe(&fcgov.com 1. A bicycle and pedestrian level of service analysis will be required independent of a traffic impact study. Please call Matt Wempe, Transportation Planner, mwempe@fcgov.com, 970.416.2040, to scope the analysis. 2. How will pedestrian access to Lake Street be accommodated? Would residents have to move through the existing building, or could a sidewalk be installed outside? 3. Where will bike parking be located? Please consider both short-term visitor and long-term resident parking needs. The ideal location is on a hard surface, well -lit, secure, near the main building entrance, and protected from the elements. This can include both indoor and outdoor bike parking. Transportation Planning staff is happy to consult on the multitude of bike parking options available. Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueter(&fcgov.com 1. It appears the existing parking area is changing to two new buildings. 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 is required. In the Old Town drainage basin a drainage and erosion control report and construction plans are required if there is an increase in impervious area greater than 5000 square feet. They must be prepared by a Professional Engineer registered in Colorado. If there is less than 5000 square feet of new impervious area, a drainage letter should be sufficient to document the existing and proposed drainage patterns. Grading and erosion control plans are still required. 3 Comment Letter Generated: 6/8/2011 at 2:11 pm 3of -r'yt Collins �`— - CONCEPTUAL REVIEW STAFF COMMENTS Meeting Date: August 1, 2011 Item: 914 W. Lake St. - Student Housing Applicant: Matt Rankin 117 E. Mountain Ave # 205 Fort Collins, CO 80524 mrankin@rankinarchitects.com Land Use Data: Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6760 970.224,6134 - fax /cgov.com This is a request for a phased addition to the existing 3-story wood framed apartment building that sits on the south portion of the 1.941 acre site at 914 W. Lake St. Phase I will include the addition of a new 3-story, 40 unit student housing apartment with ground level connection to the existing NW stair/accesstower. This connection will provide courtyard amenities, community room etc. A landscaped walkway and project access will be provided along the W property line as a buffer and pedestrian connection to CSU. Parking will be reconfigured as necessary but upwards of 40% will be displaced. Total construction build -out will be approximately 28,000-29,000 g.s.f. Phase II will be construction of a new, 2 OR 3 story student housing apartment building consisting ofbetween 20 and 30 units. Total s.f. may range from 15,000 - 20,000 gsf. Additional parking will be displaced thus limiting the northern parking lot. The site is zoned HMN and is located in the T.O.D. overlay. The use is permitted subject to an administrative (Type 1) review and public hearing (LUC Section 4.10(B)(2) (a)(').) Comments: Zoning Contact: Peter Barnes, 970416-2355, pbarnes(a)fcgov.com 1. This was originally constructed as a use -by -right. The addition is regulated by Sec. 3.8.20(B) of the LUC, which requires that the project comply with the requirements of Sec. 1.6.5 and the applicable standards in Art. 3 and Art. 4. If the addition increases the existing floor area by more than 25%, then Sec. 1.6.5(B) requires that the entire site be brought up to current code standards to the extent reasonably feasible (i.e. parking lot design, landscaping, including landscaped parking lot setbacks, walks, etc.). If it doesn't increase the floor area by 25%, a code change is pending that would apply this same section (3.8.20(B)) if the addition exceeds 5000 s.f., which it does. 2. Sec. 1.6.5 allows for this project to be processed as a Basic Development Review, meaning no public hearing is required. 2 Comment Letter Generated: 6/8/2011 at 2:11 pm of F rt Collins June 08, 2011 Matt Rankin 117 E. Mountain Ave # 205 Fort Collins, CO 80524 RE: 914 W. Lake St. - Student Housing Dear Matt, Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6760 970.224.6134 - W /cgov.com Attached, please see a copy of Staffs comments concerning the request referred to as the 914 W. Lake St. - Student Housing, which was presented before the Conceptual Review Team on August 1, 2011. 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 should have any questions regarding these comments or the next steps in the review process, please feel free to contact me at 970-221-6341. Sincerely, 4oulte Steve Olt City Planner 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 — (970) 221-6750 - FAX (970) 224-6134