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HomeMy WebLinkAboutBLOCK 19 OTTER PRODUCTIONS 252 EAST MOUNTAIN AVENUE - Filed CS-COMMENT SHEETS - 2007-11-16March 10, 2006 Mr. Don Bundy The Architects' Studio 151 West Mountain Avenue Fort Collins, CO 80524 Dear Don: For your information, attached is a copy of the Staffs comments for the Otter Products — 252 East Mountain Avenue, which was presented before the Preliminary Design Review Team on March 8, 2006. The comments are offered by staff to 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 call me at 221-6750. Sincerely, Ted Shepard Chief Planner cc: Project Planner File Basic Development Review STAFF COMMENTS with APPLICANT'S RESPONSES Otter Products Building August 2006 3of10 The ARCHITECTS' STUDIO, Inc. 4. Should curb and gutter be replaced with city standard or should it match existing? This determination will be easier to assess when utility plans have been received It may also be helpful for one of our inspectors to take a look at the existing conditions. 5. Will subdrains be allowed in the ROW? This can be done, please refer to LCUASS 12.3.2 (D), and 7.7.3 for applicable criteria. 6. Can the sidewalk cross -slope be greater than 2%? 2% max is the City standard and is based on ADA requirements. You may submit a variance request for this standard, but it is not likely to be supported, since we need to comply with ADA. Longitudinally, slope can be as high as 5%. 7. How will staging work in the ROW? Please continue to talk with Randy Hensley in the Transportation Planning Department. You maybe able to rent or use parking area within the ROW as we had discussed. There may also be restrictions on how long the work can occur or at what times of day it may occur. STAFF PROJECT REVIEW cih of Fort Collins _APPLICANT RESPONSE 9/28/2006 The Architects' Studio, INC Date: 09/06/2006 Don Bundy 151 W Mountain Avenue Fort Collins, Colorado 80524 Staff has reviewed your submittal for 252 E MOUNTAIN OTTER PRODUCTS BASIC DEVELOPMENT REVIEW, and we offer the following comments: RESPONSES by applicant are included herein after each comment, indicated in red italics ISSUES: Department: Advance Planning Topic: General Issue Contact: Carol Tunner Number: 16 Created: 9/5/2006 [9/5/06] Building looks great but still would like to know how they plan to tie in to the historic 323 Walnut St. building without adversely impacting the significant architecture. Also would like to keep options open for re-evalutation just for the area of the Pepsi -Cola sign on the east elevation of 250 E. Mountain Avenue, because historic preservation is on a campaign to save and restore ghost signs in Fort Collins. 1 - The re -submittal includes a detail of this condition (refer to detail A on sheet S2). 2 - The re -submittal includes a 16" wide wrl-! gh" i-cr gate (f,%xed1 k-l+,. se,n the buildings at the Mountain Avenue front to allow public view of the existing ghost signs on the adjacent building. (Refer to Elevations or, Sh6et Al and Site P/ar, on S2.) Department: Current Planning Issue Contact: Ted Shepard Topic: General Number: 5 Created: 8/21 /2006 [8/21/06] No Comments RESPONSE: None required Paoe ] Department: Engineering Issue Contact: Randy Maizland Topic: Site Plan Number: 28 Created: 9/5/2006 [9i5/061 Please clearly show and label the right-of-way dimensions & property lines on the Site Plan. RESPONSE: Upon coordination, with Randy Maizland, he determined that R.O.W. dimension were not required on Site Plan. Property lines and dimensions have been added to Site Plan on sheet S2.. Number: 29 Created: 9/5/2006 [915/06] Add a note to the Site Plan indicating that all sidewalk dining will be approved by separate permit. See redline comments. RESPONSE: Completed as directed on sheet S2, new General Note #6. Number: 30 Created: 9/5/2006 [9/5/06] Show the clear dimension around the proposed sidewalk dining on both Walnut and Mountain. RESPONSE: Indication of sidewalk dining has been deleted from Site Plan on sheet S2, as it is not a part of this approval process.. Number: 31 Created: 9/5/2006 [9/5/06] Show any proposed street trees being required on Walnut. RESPONSE: Completed as directed on sheet S2. The trees indicated have been discussed and location coordinated with Tim Buchanan. Topic: Utility Plans Number: 17 Created: 9/5/2006 [9/5/06] This is a Basic Development Review PDP submittal which will require Utility Plans to be prepared using the requirements from Appendix E-4 of the CUASS standards. There are several items missing from the Utility Plans (Le Title, Vicinity Map, General Notes, Signature Block etc..). Please use the Appendix E-4 submittal checklist and red line comments to format the plans prior to resubmitting. RESPONSE. Requirements of LCUASS standards have been incorporates. Missing items have been included on Utility Plan,. Appendix E-4 checklist has been reviewed. Page 2 Number: 18 Created: 9/5/2006 [9/5/06] Please show the approximate limits of all necessary street cuts for utility connections and new curb & gutter replacements. Add the standard street cut note provide with the red lines. RESPONSE: Refer to Utility Plan U1 Number: 19 Created: 9/5/2006 [9/5/06] Please provide construction details for all improvements in the public R.O.W. — i.e. curb and gutter, sidewalks, grates, manholes, perimeter drains, sidewalk chase etc... RESPONSE: Refer to sheet D1. Number: 20 Created: 9/5/2006 [9/5/06] Add the City standard signature approval block to the lower right hand corner of all sheets within the Utility Plan set. RESPONSE: Refer to sheet D1. Number: 21 Created: 9/5/2006 [9/5/06] Show the location of the existing storm sewer inlet and proposed sub - drain connection under the sidewalk on Walnut Street. RESPONSE: Refer to Utility Plan U1. Number: 22 Created: 9/5/2006 [9/5/06] Clearly show, label and dimension the existing right-of-way limits on both Walnut and Mountain. No doors are permitted to swing open into the ROW as shown on the plans. Please do not show proposed fencing or tables for sidewalk dining on the Utility Plans. Encroachment permits for sidewalk dining purposes will be issued separately, sidewalk dining is not approved by these plans. RESPONSE: Refer to Utility Plan U1. Number: 23 Created: 9/5/2006 [9/5/06] Clearly show and label existing property lines. RESPONSE: Refer to Utility Plan U1. Pa.:e 3 Number: 24 Created: 9/5/2006 [9/5106] Please provide construction details for the proposed grease interceptor under the sidewalk on Walnut. The City does not encourage the installation of manholes within the sidewalk area. A traffic rated grate may be acceptable. Please see further comments from the Water — Wastewater division regarding the grease interceptor. RESPONSE: Refer to sheet D1 Nu nber: 25 Created: 9/5/2006 [9/5i061 It appears that a new proposed utility easement will be needed at the northwest corner. This easement may be recorded by separate document. Please submit a utility easement document for review including legal description and exhibit map. The review fee for easements is $2c.0 per document. :RESPONSE: After discussion with Randy Maizland it was determined that thc; new easement was not required. Refer to Detail on sheet Di for Grease Interceptor access grate. The new transformer that will serve the new Otter Products Building is on the property and therefore does not require and easement per Doug Martine of FC L&P. Number: 26 Created: 9/5/2006 [915i06] The proposed vacation of the airspace above the existing utility easement on the northwest corner is not yet acceptable to the City. A utility coordination meeting was held on 5-17-06. From the meeting notes provided it appears that none of the utility providers present at the meeting objected to the vacation however, Engineering Inspection has raised some concern. This issue vrai r squir t f:'rther discussion internally and will he resolved prior to ; n. r ne,4 submittal. RESPONSE: :after discussion with Randy Maizland it was determined that the previous concerns of the Engineering Inspection staff have been withdrawn. Number: 27 Created: 9/5/2006 [9/5/06] Please provide a copy of the existing recorded utility easem nt and building maintenance easement being &,own on the plans for reference. RESPONSE: Documents pertaining to existing easements have been included herewith. Department: Light & Power Top!c: Electric Nurnber: 4 18i1810G] No comments RESPONSE., 1NSE: Non required. Issue Contact: Doug Man -ink - Created: 8/18/2006 Page 4 Department: Natural Resources Topic: General Issue Contact: Doug Moore Number: 3 Created: 8/18/2006 [8/18/06] No further issues with trash enclosure as long as the Utilities Department and PFA is okay with trash and recycables being stored adjacent to transformer. RESPONSE: None required, Department: PFA Issue Contact: Carle Dann Topic: Fire Number: 10 Created: 9/1 /2006 [9/1/06] STAIRWAY IDENTIFICATION: Approved stairwell identification signs shall be posted at each floor level in all enclosed stairways in buildings four or more stories in height. 97UFC1210.4 and Appendix I-C. RESPONSE: Refer to new General Note #7 on sheet S2 Site Plan, Number: 11 Created: 9/1 /2006 [9/1/06] FIRE HYDRANT: Regarding water -supply requirements stated at the March PDR and the applicant's comments: The site plan must show the location of the nearest fire hydrant(s). The Grading/Utility Plan legend shows the existing and proposed fire hydrants, but then does not include any on the drawing. RESPONSE: Fire Hydrant has been indicated on sheet S2 Site Plan, west of building on Mountain Avenue. Number: 12 Created: 9/1 /2006 [9/1106] DEMOLITION: The project must comply with 97UFC Article 8706 - Firesafety during demolition of a building. RESPONSE: Refer to new General Note #8 on sheet S2 Site Plan. Department: Transportation Planning Issue Contact: David Averill Topic: Stormwater Number: 9 Created: 9/1 /2006 [9/1/06] Per LCUASS drawing 16-1 the minimum amount of sidewalk width and at this location shall be 8' in width and no less. They are showing 7 which is unnacceptable in a downtown environment. RESPONSE: The Site Plan on sheet S2 has been adjusted to comply with this requirement. Page 5 Department: Stormwater-Water-Wastewater Issue Contact: Wes Lamarquu Topic: Stormwater, Number: 7 Created: 911 /2006 [9/1/06] Please include a note on the site and grading plans that state "No drainage or run-off from a roof drain can flow over the sidewalk. All roofdrains are to convey water into the existing storm autfa:l system without draining ever the sidewalk." This is consistent with what the drainage letter states. RESPONSE' Refer to new General Note #9 on sheet S2 Site Plan. Number: 8 Created: 9/1 /2006 [9/1/06] Is underground parking being proposed? RESPONSE: NO underground parking is proposed Department: Stormwater-Water-Wastewater Issue Contaet: Roger Buffington Topic: WaterMastewater Number: 13 Created: 9/4/2006 [914/06] Add note on abandonment of the ex 3/4-inch water service. Number: 14 Created: 9/4/2006 [9/4/06] Add note on connection of fire line to ex 8-inch water main. Number: 15 Created: 9/4/2006 [914/061 See redlined utility plan for other comments. Department: Zoning Issue Contact: Peter Barnes Topic: Advance Planning Number: 32 Created: 9/6/2006 [9/6/06] No comments per Clark Mapes. RESPONSE: None required. Topic: Forestry Number: 6 Created: 8/31 /2006 [8/31/061 Per Tim Buchanan - 2 skyline honeylocust, 3" caliper, in street grates as per redlines. RESPONSE: Applicant has coordinated with Tim Bucha tan and includes 2 new trees in the sidewalk along Walnut Street as directed.' Page 6 Topic: Zoning Number: 1 Created: 8/18/2006 [8/18/06] Need to show, label, and dimension property line on the site plan.. RESPONSE: The re -submittal includes the items described (refer to sheet S2). Number: 2 Created: 8/18/2006 [8/18/061 Indicate the scale on the elevation drawings. I assume it's 1/8" = 1'. RESPONSE The re -submittal includes the scale as directed (refer to sheet A1). Be sure and return all of your redlined plans when you re -submit. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at (970) 221-6750. Yours Truly, Peter Barnes City Planner If you have any questions regarding the responses herein to the Staff Project Review, please call me @ 482-8125, RESPONSES respectfully submitted, Don Bundy The Architects' Studio, Inc. On behalf of the owner - Otter Products, LLC Page 7 STAFF PROJECT REVIEW l ilr n( rml Collies The Architects' Studio, INC Date: 10/19/2006 Don Bundy 151 W. Mountain Avenue Fort Collins, Colorado 80524 Staff has reviewed your submittal for 252 E MOUNTAIN OTTER PRODUCTS BASIC DEVELOPMENT REVIEW, and we offer the following comments: ISSUES: Department: Engineering Issue Contact: Randy Maizland Topic: Utility Plans Number: 18 Created: 9/5/2006 [10112/061 Street cut limits being shown on Walunt are fine but the area between the water and sewer connections is relatively small. It is very likely that the City inspector will require one large patch area or at a minimum, the area between the cuts will need to be milled and overlayed to obtain one large paved area. [9/5/06] Please show the approximate limits of all necessary street cuts for utility connections and new curb & gutter replacements. Add the standard street cut note provide with the red lines. Number: 19 Created: 9/5/2006 [10/12/06] The grease interceptor detail provided is not sufficient. The City does not support placing standard manhole lids in the sidewalk area. If the grease interceptor is to be placed in the sidewalk area as proposed, it must have a traffic rated grated type access cover that lays flush with the sidewalk concrete. Please revise the grease interceptor detail to show how this will be constructed. [9/5106] Please provide construction details for all improvements in the public R.O.W. — i.e. curb and gutter, sidewalks, grates, manholes, perimeter drains, sidewalk chase etc... Number: 21 Created: 9/5/2006 [10/12/06] Perimiter drain and existing storm sewer inlet structure are being adequately shown however, no reference to the Site Plan should be made in the utility plan notes since the two are not filed together. Please remove the sheet 32 reference from the notes and provide invert elevation data at the connection & bend points on the proposed perimeter drain pipe. Minimum slope to be 0.5 percent. [915/06] Show the location of the existing storm sewer inlet and proposed sub -drain connection under the sidewalk on Walnut Street. Number: 26 Created: 9/5/2006 [10112/061 The proposed U.E. airspace vacation is accepted and will be recorded as resolution AD06-01. This will be recorded when the project is ready for Development Construction Permit issuance. Please revise the legal description exhibit "A" per the redline comments and resubmit with the City review/processing fee of $400. A check for $16 made to the Larimer County Clerks Office is also needed to cover County recording fees. See redline comments on document for clarification. [9/5/06] The proposed vacation of the airspace above the existing utility easement on the northwest corner is not yet acceptable to the City. A utility coordination meeting was held on 5-17-06. From the meeting notes provided it appears that none of the utility providers Paee t present at the meeting objected to the vacation however, Engineering Inspection has raised some concern. This issue will require further discussion internally and will be resolved prior to your next submittal. Department: PFA Issue Contact: Carle Dann Topic: Fire Number: 37 Created: 10117/2006 [10117/06] FIRE DEPARTMENT CONNECTION: The fire department connection shall be installed on the south -side exterior of the building, fully visible and recognizable from Mountain Avenue, and as close as is feasible to the fire hydrant southwest of the property. Department: Stormwate r-Water-Wastewater Issue Contact: Wes Lamarque Topic: Stormwater Number: 7 Created: 9/1/2006 [10/5106] Please add note to sheet U1 in the utility plan set as well. [911106] Please include a note on the site and grading plans that state "No drainage or run- off from a roof drain can flow over the sidewalk. All roofdrains are to convey water into the existing storm outfall system without draining over the sidewalk." This is consistent with what the drainage letter states. Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: WaterMastewafer Number: 34 Created: 10/13/2006 [10/13/06] Add water service line detail. Number: 35 Created: 10/13/2006 110/13/06] Meter pit details have been updated. Substitute current details for those presently shown. Number: 36 Created: 10113/2006 [10113/061 Draw meter pit to scale (5 ft OD). Appears that it will conflict with the 12-inch ADS drain line. Be sure and return all of your redlined plans when you re -submit. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at (970) 416-2355. Yours Truly, Peter Barnes Zoning Administrator Page 2 ITEM: Otter Products — 252 East Mountain Avenue MEETING DATE: March 8, 2006 APPLICANT: Mr. and Mrs. Curt and Nancy Richardson, Otter Products, 1 Old Town Square, Fort Collins, CO. 80524 c/o Mr. Don Bundy, The Architects' Studio, 151 West Mountain Avenue, Fort Collins, CO 80524. LAND USE DATA: Request to demolish an existing building and construct a new four-story, mixed -use building at 252 East Mountain Avenue, directly east of the Food Co-op. The new building would provide retail or restaurant on the first floor and office space on the upper three floors. As proposed, the building would contain approximately 17,600 square feet. In addition, there would be a full basement. The fourth floor would be set back from the edge of the building by a distance defined by a 35-degree angle. The height would be 56 feet. The building would be built to the property lines including both the East Mountain Avenue and Walnut Street frontages. There is an existing 10-inch wide utility easement for conduit running along the length of the west property line for the benefit of the Food Co-op. Other'utilities are located at the north end of the lot. The proposed floor -to -area ratio is 3.12 versus 2.0 as required by the Code. The proposed exterior of the building is a mix of brick with stone accents with store front windows on the first floor. The second and third floor feature recessed windows set ten feet back from the east property line. COMMENTS: The site is located in the Downtown zone district and within the Old City Center sub -district. All three proposed uses are permitted subject to Basic Development Review. Since the proposed F.A.R. exceeds two, a variance must be submitted to the Zoning Department for consideration by the Zoning Board of Appeals. The deadline for the April 13, 2006 Z.B.A. hearing is March 30, 2006. For further information regarding the Basic Development Review STAFF COMMENTS with APPLICANT'S RESPONSES Otter Products Building August 2006 4 of 10 The ARCHITECTS' STUDIO, Inc. RESPONSE TO: STAFF PROJECT REVIEW Dated 10/19/2006 BASIC DEVELOPMENT REVIEW Otter Products Building 252 E. Mountain Avenue Maizland Plans Number 18 After discussion with Randy Maizland, it was determined that "milling and overlay' of the area between the patches may be acceptable. See revised note on U1. Number 19 Changes have been made as requested. Refer to revised detail on D1. Number 21 References to sheet S2 have been removed from the notes mentioned. Refer to sheet U1. Number 26 Refer to the attached two page revised "Exhibit A" of the Easement Vacation document. Attached are the two checks requested. Deparment: PFA — Carle Dann Number 37 Refer to sheet U1 — FD connection is shown on south side and east corner of building. Stormwater-Water-Wastewater —Wes Lamarque Number 7 Note has been added as requested. Refer to sheet U1. Page 1 of 2 PA05-251 Otter Products Bldg\CI7Y OF FORT COLLINS SUBMITTALS\City Basic Arcnitecture Planning 151 West Mountain Avenue Fort Collins, Colorado 80524 970-482-8125 FAX 970-482-8450 Topic: Stormwater U;-k Te' / r,, `" "` Number 34 Detail added on sheet D2. Number 35 Detail has been revised. Refer to sheet D1. Number 36 Drawing indication has been revised. Refer to sheet U1. PA05-251 Offer Products Bldg1CITY OF FORT COLLIN$ SUBMITTALS\City Basic Development ReWeMBDR submittal doc.s\FINAL SUBMITTAL (MYLARSpResponse to Staff CommeMs_2007-01-12.doc Architecture Planning 151 West Mountain Avenue Fort Collins, Colorado 80524 970-482-8125 FAX 970-482-8450 6aSTAFF PROJECT REVIEW City of Fort Collins DON BUNDY Date: 2/5/2007 THE ARCHITECTS' STUDIO 151 W. MOUNTAIN AVENUE FORT COLLINS, CO 80524 Staff has reviewed your submittal for OTTER PRODUCTS BUILDING, 252 EAST MOUNTAIN AVENUE, and we offer the following comments: ISSUES: Department: Advance Planning Issue Contact: Carol Tunner Topic: General Number: 1 Created: 8/25/2006 [8/25/06] Building looks great but I still would like to know how they plan to tie in to the historic 323 Walnut St. building without adversely impacting the significant architecture. Also would like them to keep options open for re-evaluation just for the area of the Pepsi - Cola sign on the east elevation of 250 E. Mountain Avenue. Historic preservation is on a campaign to preserve and restore ghost signs in Fort Collins. Number: 2 Created: 10/5/2006 [10/5/06] My concerns have been very well addressed. Appreciate the cooperation. Looking forward to the "new" Otter Products ghost sign on the building. Wish there were some way while the space was open, to repaint the other half of the Pepsi -Cola ghost sign for citizen visibility and appreciation. Department: Engineering Issue Contact: Randy Maizland Topic: General Number: 3 Created: 2/5/2007 [215/07] Mylars have been submitted and signed by the City. Waiting for small revisions (additional notes to be added by hand for water -wastewater) 1 mylar + 7 copies to be submitted. Number: 4 Created: 2/5/2007 [2/5/07] Easement airspace vacation has been submitted and processed. Should be recorded at the County within days. Number: 5 Created: 2/5/2007 [2/5/07] Final compliance review TDRF review fee has not been paid. A $400 credit will be given for double payment of the easement vacation fee, therefor, a total fee of $600 is owed to the City prior to release of any holds on the building permit. Page 1 «fr PROJECT 11��l COMMENT SHEET City of Fort Collins ZONING DEPT. BASIC DEVELOPMENT REVIEW PROJECT DATE: September 16, 2007 TO: Engineering PROJECT: 252 E. MOUNTAIN AVENUE. DEMOLISH EXISTING BUILDING AND CONSTRUCT NEW BUILDING FOR OTTER PRODUCTS FINAL REVIEW This is a Basic Development Review proposal to construct a 4-story, 22,750 square foot building. The ground floor will be retail/restaurant/commercial, the top 3 floors will be office. This property was originally developed as a use by right. As a Basic Development Review, the property will need to comply with the applicable regulations in Articles 3 and 4 of the LUC. All comments must be returned to Peter Barnes in Zoning by February 5, 2007 PLEASE ENTER YOUR COMMENTS IN DMS. Note - PLEASE identify your redlines for future reference Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _Plat Site _Drainage Report _Other _Utility Redline Utility _Landscape City of Fort Collins processing of a Basic Development Review and applications to the Z.B.A., please contact Peter Barnes, 221-6750. 2. The site is located within the Old Town Drainage Basin and is presently 100% impervious. It is not located within either a City -designated or F.E.M.A. floodplain. Stormwater runoff is already accommodated by the Oak Street Outfall. Water quality treatment is already accomplished by the Udall Ponds. There will be no stormwater development fees. Be sure that roof drains are directed to the storm sewer system. Be sure that the finish floor grading is indicated on the Utility Plans. For further information regarding stormwater issues, please contact Glen Schlueter, 221-6700. Response: The proposal provides for roof and deck drains to be connected to the public storm sewer system. Refer to Drainage Plan. 3. The building is presently served by a %-inch diameter domestic water service line. This existing service may prove inadequate to serve the proposed building. If you are considering a restaurant on the first floor, then it may be more practical in the long term to install separate water and sewer services for such a use. Please note that a restaurant user is charged a monthly surcharge on the sanitary sewer service. In addition, a restaurant will require a grease interceptor. Response: Refer to submitted plans. The design submitted includes one water service of 1 % ". 4. There are eight -inch diameter water and sewer mains in both Mountain Avenue and Walnut Street. These mains are available to serve the new building. For further information regarding water and sanitary sewer issues, please contact Roger Buffington, 221-6700. Response: Refer to submitted plans. The design submitted includes one sanitary sewer service of 4" to tap into the existing main in Walnut Street.. 5. There are three fees associated with the Engineering Department: Response: Contact has been made with Mr. Baker. A. The City's Street Oversizing Fee is assessed on a square footage basis per land use. Retail, restaurant and office are all assessed at different rates. For an estimate of these fees, please contact Matt Baker, Street Oversizing Coordinator, 221-6605. These fees are collected at the time of building permit issuance and are adjusted annually based on the Denver -Boulder Consumer Price Index. Basic Development Review STAFF COMMENTS with APPLICANT'S RESPONSES Otter Products Building August 2006 5 of 10 The ARCHITECTS' STUDIO, Inc. B. The City also collects the Larimer County Road Impact Fee on behalf of the County. This fee is also collected at the time of building permit issuance. An estimate of this fee can also be provided by Mr. Baker. C. The Engineering Department also charges the Transportation Development Review Fee. This fee is paid at the time of submittal of the Basic Development Review application. Please refer to the explanatory brochure for details on how this fee is calculated. 6. The Engineering Department will require the submittal of civil engineering plans referred to as the Utility Plans. These plans will show any grading associated with the new building, the removal of the existing curb cuts, construction of new curb, gutter and walk, and the installation of any new service lines. Please note that if any existing sidewalk, curb and gutter is in disrepair, then these public improvements need to be repaired or replaced as needed. Response: Refer to Utility Plans prepared by Northern Engineering. 7. The foundation of the new building is not allowed to extend into the right- of-way. Response: we understand.. �iR 8. The Engineering Department has experienced high ground water in some areas of the Downtown. Since a basement is being proposed, a Hydrology Study will be required. It is possible that sump pumps may be needed. If so, be sure that the water is discharged into the storm sewer system. ' Response: Refer to enclosed Geotechnical Engineering Report. Ground water was found at a level approximately 8 feet below the planned basement floor slab. The final determination of the need for a sub -slab & foundation drain system will be made at the time of the excavation of the basement with the Geotechnical Engineer. 9. The Engineering Department coordinates the easement vacation process. In order to vacate the 10-inch wide utility easement, the owner of the easement needs to be notified. Any easement vacation includes the air space above so a three-dimensional legal description would be required. There is a separate $400 fee for an easement vacation, plus $10 per sheet that needs to be recorded with the Larimer County Clerk and Recorder. Basic Development Review STAFF COMMENTS with APPLICANT'S RESPONSES Otter Products Building August 2006 6 of 10 The ARCHITECTS' STliDIO, Inc. Response. The existing 10 inch wide (0.83 ff) Maintenance easement will remain intact. The existing Utility Easement at the northwest corner of the property shall be amended to establish a height limitation above grade and to vacate the portion of the easement above that height. Refer to Easement Vacation submitted. 10. Awnings are allowed to encroach over the sidewalks. An Encroachment Permit is available from the Engineering Department independent of the Basic Development Review process. Response: The applicant will apply for Encroachment Permit when application for Building Permit is submitted. 11. The closure of the curb cuts will result in new public parking becoming available on the street. This is a bonus for Downtown customers. The striping of the new spaces will be the responsibility of the City. Please contact Randy Hensley, Transportation Parking Manager, 416-2058, for further details. Response: Refer to submitted plans. 12. Engineering recommends that a utility coordination meeting be conducted with your civil engineering consultant prior to submittal of the Utility Plans. To set this meeting up, and for further information on design and construction of public improvements, please contact Sheri Wamhoff, 221- 6605. Response: a utility coordination meeting was held May 17th. 13. The Poudre Fire Authority will require that the building be equipped with an automatic fire extinguishing system served by a minimum six-inch diameter fire line. The standpipe and pump system must be capable of delivering a minimum of 100 p.s.i. to the fourth floor. This system must be automatically monitored by an alarm company. Response: The building will be provided with an automatic fire extinguishing system. Refer to Utility Plans for dedicated water service line to supply that system. The system will include a booster pump, if required, to provide the minimum 100 p.s.i. pressure to the top level. 14. The building must be within 300 feet of a fire hydrant capable of delivering 1,500 gallons per minute at 20 p.s.i. residual pressure. A Knox Box will be needed at the front door. Basic Development Review STAFF COMMENTS with APPLICANT'S RESPONSES Otter Products Building August 2006 7 of 10 The ARCHITECTS, STUDIO, Inc. Response: There is an existing fire hydrant west of the property on the same side of the street and within 300 fi of the building 15. The address numerals must be a minimum of six inches in height and placed on a contrasting background. For example, bronze numerals on a brick background are not allowed. If a separately leased storefront is provided facing Walnut Street, then this tenant space may require its own separate address. For further information regarding fire protection issues, please contact Carle Dann, 221-6570. Response: Address numbers will be provided as required. 16. The Transportation Planning Department recommends that the applicant meet with the City's Traffic Engineer to determine whether a Transportation Impact Study is needed or if such study can be reduced in scope to a Memorandum. (Please contact Eric Bracke, 221-6630.) Since all public streets and sidewalks are in place, and since off-street parking is provided in the parking structure, a Memorandum may be appropriate in this case. Be sure that the Level of Service analysis is performed for bicycles and pedestrians. A bike rack should be provided near the entrance. If a restaurant is provided, then a delivery/loading zone area may be needed and striped accordingly. If so, then maybe such an area can be used jointly with the Food Coop. For further information regarding transportation issues, please contact Kathleen Bracke, 221-6140. Response: A Memorandum has been provided as required by Mr. Bracke. 17. For information regarding provision of handicap accessible parking, please contact Randy Hensley, 416-2058. Response: Mr. Hensley has been contacted and the on -street parking solution requested by him is indicated on the submitted drawings. 18. For a restaurant tenant, be sure to consider architecturally sensitive solutions to compliance with venting range hoods and other kitchen equipment. Response: These concerns and code requirements shall be accommodated in the building design. 19. The Department of Natural Resources encourages recycling of materials. The trash enclosure should provide sufficient area for containers for recyclable items. An area that is shared with other users would be appropriate. Basic Development Review STAFF COMMENTS with APPLICANT'S RESPONSES Otter Products Building August 2006 8 of 10 The ARCHITECTS' STUDIO, Inc. Response. Refer to the submitted drawings. The current plan is to provide for trash and recycle containers on site. 20. The area to the north that is devoted to the new electrical transformer and other utility appurtenances should be attractively screened. Please contact Chip Steiner, Downtown Development Authority, 484-2020, to discuss joint funding opportunities for such screening. Response: Attracted metal gates screening this area will be provided. Refer to submitted building elevations. DDA has approved financial assistance for the project. 21. Staff will support the request for a variance to the Zoning Board of Appeals to increase the floor -to -area ratio as proposed. Justification can be based on the proposed plan being found to be equal to or better than a plan that would otherwise comply with the standard. In addition, justification can also be based on the fact that the proposed plan will not diverge from the standard except in a nominal and inconsequential way when considered in the context of the neighborhood. Response: Refer to Variance documentation submitted. 22. Historic Preservation Staff has consulted with the City Attorney's office and City Code Section 14-46(1) will apply. This section requires that if the new building and the Food Co-op building touch (anticipated at both E. Mountain and Walnut), then the Landmark Preservation Commission (L.P.C.) should review and approve the plans. If the buildings do not touch, L.P.C. review is not required. Staff will schedule a meeting with the L.P.C. as soon as the applicants are ready. Meetings are held on the second and fourth Wednesdays at 5:30 P.M. at 281 N. College, conference room A. Please provide 12 copies of materials one week ahead of the LPC meeting. The L.P.C. will be looking for compatibility with the adjoining Local, State, and National Register Landmark District, and they will be looking at how the new building will impact on the historically designated Food Co-op building with regard to the following features: A. The Pepsi Cola/Rodgers Plumbing & Heating ghost sign which is visible between the existing buildings; B. The historic 3/1 wood window; Basic Development Review STAFF COMMENTS with APPLICANT'S RESPONSES Otter Products Building August 2006 9 of 10 The ARCHITECTS' STUDIO, Inc. C. The four sandstone features that wrap around the Walnut St. side of the Food Co -Op back door. Staff will recommend approval based on the following: A. The ghost signs are partially painted over and would be better simply photographed for posterity before being obscured by the new building; B. The historic window won't be touched by the new building because of a 10" easement therefore, there is no issue; C. The impact on the decorative four sandstone foundation and wall features (also referred to as "quoins") does need to be addressed. Staff suggests a set -back or some sort of reveal on the Walnut side, to further distinguish the old building from the new. This is an approved preservation practice used in Old Town. On a non -historic point, please consider some horizontal brick banding on the east elevation of the new building where it is a large plain brick wall. Historic brick walls had tie courses which work as contemporary design today. For further information on setting up the meeting with the L.P.C. or to discuss historic preservation issues, please contact Carol Tunner, 221- 6597. Response: The Landmarks Preservation Commission reviewed the design of the project in a meeting April 12th and gave it unanimously approval, as follows, "found the work to be in keeping with the adopted,... standards..". 23. Staff is willing to assist the project team in any discussions with surrounding property owners regarding utilities, easements, historic preservation, parking or any other issue that may arise. Please feel free to contact Ted Shepard, Current Planning Department, 221-6750, to set up any meeting or facilitation as may be needed. Basic Development Review STAFF COMMENTS with APPLICANTS RESPONSES - Otter Products Building August 2006 10 of 10 The ARCHITECTS, STUDIO, Inc. t, Otter Products Utility Coordination Meeting 5/17/06 Notes and responses: The following people were in attendance: Dan DeLaughter- Engineering Development Review Wes Lamarque- Stormwater Roger Buffington- Water/Sewer Doug Martine- Light & Power Don Kapperman- Comcast Cable Bud Curtis- The Architect's Studio Don Bundy and Kimberly (didn't catch her last name)- Northern Engineering Stormwater commented that drainage should be able to tie in to the existing inlet structure in Mountain Ave. L&P commented that the easement may be vacated over their facilities at a height of 16' with possible slight room for negotiation, as this could cause issues from the architectural/structural side. Water/Wastewater commented that a restaurant use may hook up to a separate service. Please contact Roger with any questions on line sizes and vault requirements. Comcast would like to arrange a site meeting to determine how their connection will be made. Don also indicated the desire to have an electronic plan of the site showing the building footprint. Engineering Questions: 1. Is there a preference on which street should be cut? Usually, it is preferable to cut the older streets rather than the newer ones. Please contact Rick Richter in pavement management for questions on this. 2. Are pavers allowed to be used for sidewalk (similar to other areas in Old Town)? 1 spoke to Clark Mapes in Advance Planning about this issue. He coordinates quite a bit with the Downtown Development Authority (DDA), and has said that there is the possibility that they would take maintenance responsibilityfor a paver sidewalk. It is my understanding that the DDA is about to expire, but Clark said there may be a fund set up for continued maintenance on their interests. I'll also forward along an e-mail that Clark sent that contains some notes on desirable paver design elements. If there is money available for the pavers, we will want to coordinate with Rick Richter on the design, since he was involved with creating design standards for other parts of downtown. 3. Can the curb and gutter be replaced without cutting the street? This will depend on the contractor, and the condition of the street. The City does not guarantee that the street won't have to be cut or how much - it is a determination made in the field by the Engineering Inspector.