HomeMy WebLinkAboutTHE UNION ON ELIZABETH (FORMERLY 1208 W. ELIZABETH STREET) - PDP/FDP - FDP170024 - SUBMITTAL DOCUMENTS - ROUND 1 -1
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/developmentreview
November 21, 2016
Stephanie Van Dyken
Ripley Design, Inc.
419 Canyon Ave.
Suite 200
Fort Collins, CO 80521
RE: 1208 W Elizabeth St. - Mixed-Use - Preliminary Design Review, PDR160016,
Round Number
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of the above referenced project. If you have questions about
any comments, you may contact the individual commenter or direct your questions through
the Project Planner, Jason Holland, at 970-224-6126 or jholland@fcgov.com.
Comment Summary:
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 11/15/2016
11/15/2016: 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.
Response: Acknowledged
Comment Number: 2 Comment Originated: 11/15/2016
11/15/2016: 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: Acknowledged
Comment Number: 3 Comment Originated: 11/15/2016
11/15/2016: 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
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the acceptance of completed improvements and/or prior to the issuance of the
first Certificate of Occupancy.
Response: Acknowledged
Comment Number: 4 Comment Originated: 11/15/2016
11/15/2016: 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. The existing driveway will need to be evaluated to
determine if the slopes and width will meet ADA requirements or if
reconstruction is needed.
Response: Acknowledged
Comment Number: 5 Comment Originated: 11/15/2016
11/15/2016: Any public improvements must be designed and built in
accordance with the Larimer County Urban Area Street Standards (LCUASS).
They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
Response: Acknowledged
Comment Number: 6 Comment Originated: 11/15/2016
11/15/2016: This project is responsible for dedicating any right-of-way and
easements that are necessary or required by the City for this project. Most
easements to be dedicated need to be public easements dedicated to the City.
This shall including the standard utility easements that are to be provided
behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9
foot along all other street classifications). Information on the dedication process
can be found at: http://www.fcgov.com/engineering/devrev.php Emma Belmont
had brought up at the PDR that 3 feet of additional right-of-way would need to
be dedicated in accordance with the West Elizabeth Enhanced Travel Corridor
Plan. This comment was based on page 44 of the report which shows a 98 foot
new cross-section and an average existing cross-section of 92 feet – 6 feet of
right-of-way split on both sides of the road for 3 feet each. In looking at the
existing condition along this property, there appears to be 80 feet of exiting
right-of-way along Elizabeth Street, not 92 feet. As a result, along this stretch,
there is actually 18 total right-of-way feet short and as a result, 9 feet of
right-of-way dedication is required from the property in conformance with the
West Elizabeth Enhanced Travel Corridor Plan (this has been confirmed with
Emma Belmont). The dedication of a 15’ utility easement from the new
right-of-way is then required.
Response: Right-of-way is being dedicated along Elizabeth based on conversations with staff. 15’ of utility
easement has been provided.
Comment Number: 7 Comment Originated: 11/15/2016
11/15/2016: The implementation of a 12’ attached sidewalk along Elizabeth
Street is required.
Response: An existing 12’ attached sidewalk is provided and will remain except around existing trees.
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Comment Number: 8 Comment Originated: 11/15/2016
11/15/2016: In receiving further input from Emma, the construction of frontage
improvements to Elizabeth Street in accordance with the West Elizabeth
Enhanced Travel Corridor Plan should be implemented to the extent it can
function within the existing condition. There appears to be about 68 feet of
existing flowline to flowline width along Elizabeth Street. The new cross section
in the Plan shows 74 feet of flowline to flowline width. That would mean about an
additional 6 feet of total road widening requiring the widening of an additional 3
feet along the frontage, and then from there implement a 12 foot wide attached
sidewalk from this new flowline. Offsite design should then be performed a
thousand feet in each direction in accordance with LCUASS arterial street
design requirements, to help show how future redevelopment and/or a capital
project would then continue from the portion they widened. Details of tying into
the existing infrastructure on both sides of the 3 feet of road widening
(sidewalks, drainage, flowlines, etc.) would need to be looked at an considered.
Response: Per discussions with staff regarding the impliocations of constructing a 3’ widening along a
small frontage of a corridor that has recently seen major improvements, the 3’ widening has not been
provided. The existing curb with expanded gutter pan/bike lane will remain, along with the existing 12’ wide
attached sidewalk. All right-of-way and easement dedication requirements have been met.
Comment Number: 9 Comment Originated: 11/15/2016
11/15/2016: The driveway location will need to be coordinated with the
pedestrian underpass plans that modify the existing driveway across the street.
Response: Plans show underpass construction and have been coordinated.
Comment Number: 10 Comment Originated: 11/15/2016
11/15/2016: The project may need to construct a right turn lane for westbound
Elizabeth Street and accommodations/restrictions of left turn movements for
eastbound Elizabeth Street into this driveway will also need to be reviewed and
considered.
Response: City has made improvements to the Shields and Elizabeth intersection
Comment Number: 11 Comment Originated: 11/15/2016
11/15/2016: The trail connection along the western boundary of the site will
need to provide a strong tie-in to the Lokal development.
Response: The paseo has been added into these plans
Comment Number: 12 Comment Originated: 11/15/2016
11/15/2016: As utility easements behind a right-of-way corridor are not
restricted in terms of height, upper floors are not allowed to overhang into utility
eassements behind right-of-way.
Response: Acknowledged – no easement encroachments are proposed with this project.
Comment Number: 13 Comment Originated: 11/15/2016
11/15/2016: Utility plans will be required and a Development Agreement will be
recorded once the project is finalized.
Response: Acknowledged
Comment Number: 14 Comment Originated: 11/15/2016
11/15/2016: 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.
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Response: Acknowledged – all data on NAVD 88 datum.
Comment Number: 15 Comment Originated: 11/15/2016
11/15/2016: A Development Construction Permit (DCP) will need to be
obtained prior to starting any work on the site.
Response: Acknowledged
Comment Number: 16 Comment Originated: 11/15/2016
11/15/2016: LCUASS parking setbacks (Figure 19-6) apply and will need to
be followed depending on parking design.
Response: Acknowledged
Comment Number: 17 Comment Originated: 11/15/2016
11/15/2016: All fences, barriers, posts or other encroachments within the public
right-of-way are only permitted upon approval of an encroachment permit.
Applications for encroachment permits shall be made to Engineering
Department for review and approval prior to installation. Encroachment items
shall not be shown on the site plan as they may not be approved, need to be
modified or moved, or if the permit is revoked then the site/ landscape plan is in
non-compliance.
Response: Acknowledged – at this time, there are no ROW encroachments proposed with this project.
Comment Number: 18 Comment Originated: 11/15/2016
11/15/2016: Doors are not allowed to open out into the right-of-way.
Response: Acknowledged
Comment Number: 19 Comment Originated: 11/15/2016
11/15/2016: 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: Acknowledged
Comment Number: 20 Comment Originated: 11/15/2016
11/15/2016: 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: Acknowledged
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 11/18/2016
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11/18/2016:
Tree Inventory and Mitigation Information:
Retain significant trees to extent reasonably feasible. The 3 Spruce at the
southeast part of the site are high value and prominent. Please evaluate
feasibility of retaining these trees and explore possible design options to do so.
Contact City Forester for an on-site meeting to obtain tree inventory and
mitigation information to incorporate into the plans.
Response: We have attempted to save all three spruce trees.
Department: Internal Services
Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1 Comment Originated: 11/18/2016
11/18/2016: Adoption of the 2015 I-Codes is anticipated for January 2017. Be
advised that permit applications submitted after the code adoption date will be
subject to the new codes and standards, as amended. For more information,
contact Sarah Carter, Plans Examiner at 970-416-2748 or scarter@fcgov.com.
Response: Acknowledged
Comment Number: 2 Comment Originated: 11/18/2016
11/18/2016: It is recommended that the applicant schedule a pre-submittal
meeting with Building Services for this project. Pre-Submittal meetings assist
the designer/builder by assuring, early on in the design, that the new 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. Applicants of new projects should email
scarter@fcgov.com 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.
Response: Acknowledged
Department: Light And Power
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 11/10/2016
11/10/2016: Light & Power has existing electric facilities running East & West
along the rear of the property. THis property is currently served by a
single-phase transformer at the rear of the property. System modifications will
be necessary to bring 3-phase power into the site.
Response: Acknowledged
Comment Number: 2 Comment Originated: 11/10/2016
11/10/2016: Any relocation or modification to existing electric facilities will be
at the expense of the owner/developer. If Light & Power’s existing electric
facilities are to remain within the limits of the project they must be located within
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a utility easement.
Response: Acknowledged
Comment Number: 3 Comment Originated: 11/10/2016
11/10/2016: To bring 3-phase power into the site, additional pocket easements
may be necessary to set equipment.
Response: Acknowledged
Comment Number: 4 Comment Originated: 11/10/2016
11/10/2016: Transformer locations need to be within 10’ of an asphalt surface
accessible by a line truck. A minimum clearance of 8’ must be maintained in
front of the transformer doors and a minimum of 3’ on the sides Transformer
and meter locations will need to be coordinated with Light & Power
Engineering. Certain building materials and or building design may require
more clearance. Please click on the following link for Electric Service
Standards.
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations
Response: Acknowledged
Comment Number: 5 Comment Originated: 11/10/2016
11/10/2016: A commercial service information form (C-1 form) and a one line
diagram will need to be submitted to Light & Power Engineering for all
proposed commercial buildings and multi-family (commercial) buildings larger
than a duplex. A link to the C-1 form is below:
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations
Response: Acknowledged
Comment Number: 6 Comment Originated: 11/10/2016
11/10/2016: Electric Capacity Fee, Building Site charges, and any system
modification charges necessary will apply to this development. Please contact
us if you have any questions regarding the fees for the project and reference our
fee estimator at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees
Response: Acknowledged
Comment Number: 7 Comment Originated: 11/10/2016
11/10/2016: Please contact Light & Power Engineering if you have any
questions at 221-6700. Please reference our policies, development charge
processes, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
Response: Acknowledged
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
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Comment Number: 1 Comment Originated: 11/04/2016
11/04/2016: 2015 IFC CODE ADOPTION
The Poudre Fire Authority and the City of Fort Collins are in the process of
adopting the 2015 International Fire Code. 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
Comment Number: 2 Comment Originated: 11/04/2016
11/04/2016: FIRE LANES
Fire access is required to within 150' of all exterior portions of any building, or
facility as measured by an approved route around the perimeter. For the
purposes of this section, fire access cannot be measured from an arterial road
(W. Elizabeth St). In addition, aerial apparatus access requirements are
triggered for buildings in excess of 30' in height.
The size and scope of the project does not allow for required perimeter or aerial
fire apparatus access to be achievable along any portion of this site. While the
prescriptive requirements of the International Fire Code may not be met with
this proposal, the project team may present a formal letter to the fire marshal
addressing how the intent of the fire code is preserved via alternative means
and methods. At this time, the parking garage will require a dry sprinkler system
and the remainder of the building will be treated as a high rise and will need to
comply with those provisions of the IFC and IBC. A staging area for fire
apparatus and/or ambulance responding to medicals or other routine calls
should be accounted for somewhere on this site. Further discussion may be
warranted.
Code language and fire lane specifications provided below.
> IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building
or portion of a building hereafter constructed or moved into or within the
jurisdiction. The fire apparatus access road shall comply with the requirements
of this section and shall extend to within 150 feet of all portions of the facility and
all portions of the exterior walls of the first story of the building as measured by
an approved route around the exterior of the building or facility. 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, the fire code
official is authorized to increase the dimension if the building is equipped
throughout with an approved, automatic fire-sprinkler system.
> IFC D105.1: Where the vertical distance between the grade plane and the
highest roof surface exceeds 30 feet, approved Aerial Fire Apparatus Access
Roads shall be provided. For purposes of this section, the highest roof surface
shall be determined by measurement to the eave of a pitched roof, the
intersection of the roof to the exterior wall, or the top of parapet walls, whichever
is greater. Refer to 2012 IFC Appendix D for further.
Response: Acknowledged. High rise measures are planned.
Comment Number: 3 Comment Originated: 11/04/2016
11/04/2016: ROOF ACCESS
> IFC 504.3: New buildings four or more stories above grade plane, shall be
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provided with a stairway to the roof. Stairway access to the roof shall be in
accordance with IFC 1009.13. See also IFC 1009.16. Such stairways shall be
marked at street and floor levels with a sign indicating that the stairway
continues to the roof.
Response: Acknowledged
Comment Number: 4 Comment Originated: 11/04/2016
11/04/2016: AUTOMATIC FIRE SPRINKLER SYSTEM
This building will require a full NFPA13 automatic fire sprinkler system under a
separate permit. Please contact Assistant Fire Marshal, Joe Jaramillo with any
fire sprinkler related questions at 970-416-2868.
BALCONIES AND DECKS
> IFC 903.3.1.2.1: Sprinkler protection shall be provided for exterior balconies,
decks, and ground floor patios of dwelling units where the building is of Type V
construction.
GROUP S-2 AUTOMATIC SPRINKLER SYSTEM
> The parking garage will require a dry hydrant system due to out-of-access
conditions.
Response: Acknowledged
Comment Number: 5 Comment Originated: 11/04/2016
11/04/2016: FDC
> IFC 912.2: Fire Department Connections 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.
Response: Acknowledged
Comment Number: 6 Comment Originated: 11/04/2016
11/04/2016: FIRE STANDPIPE SYSTEM
> IFC Sections 905 and 913: Standpipe systems shall be provided in new
buildings and structures in accordance with Section 905 or the 2012
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 at minimum of 100 psi to
the top habitable floor. An approved fire pump may be required to achieve this
minimum pressure.
> Dry standpipes are required in the parking garage stairwells.
> Buildings equipped with standpipes are required to have a hydrant within 100
feet of the Fire Department Connection.
Response: Acknowledged
Comment Number: 7 Comment Originated: 11/04/2016
11/04/2016: HYDRANT FOR STANDPIPE SYSTEMS
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> IFC 507.5.1.1: Buildings equipped with a standpipe system installed in
accordance with Section 905 shall have a fire hydrant within 100 feet of the fire
department connections. Exception: The distance shall be permitted to exceed
100 feet where approved by the fire code official.
> Hydrants to provide 1,500 gpm at 20 psi residual pressure.
Response: Acknowledged
Comment Number: 8 Comment Originated: 11/04/2016
11/04/2016: PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM TEST
> IFC 510: 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.
Response: Acknowledged
Comment Number: 9 Comment Originated: 11/04/2016
11/04/2016: COURTYARD
The interior courtyard will require standpipe fire hose connections with male
threading. The location should be interior to the building at the entryways to the
courtyards.
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. Connections shall have hard pipe, not flex pipe. Fire
pits and grills shall have a 10' separation to combustible construction and/or
vegetation. This distance is measured both horizontally and vertically from the
fire source.
Response: Acknowledged, courtyard is not enclosed.
Department: Planning Services
Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 11/15/2016
11/15/2016: Staff has heard that a burial area may exist on the site. This may
need to be addressed through Section 3.4.7 of the Land Use Code. Please
coordinate with staff.
Response: Acknowledged
Comment Number: 2 Comment Originated: 11/15/2016
11/15/2016: East side:
Based on the conceptual information provided, the surface parking
configuration and garage entrance is not designed to sufficiently handle the
traffic flow due to the number of conflict points with backing vehicles and limited
stacking space.
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Response: Please see revised drawings
Comment Number: 3 Comment Originated: 11/15/2016
11/15/2016: East side:
The parking configuration must be designed to meet LUC 3.10.4 (C). This
requires that parking be located behind, above, within or below street-facing
buildings. Additionally, no parking will be allowed between the street and front or
side of a building.
Response: Please see revised drawings
Comment Number: 4 Comment Originated: 11/15/2016
11/15/2016: East side:
The main residential entrance appears to be too subordinate, has conflicts with
parked vehicles and likely does not provide enough width. Difficult to tell due to
lack of dimensions/labeling provided.
Response: Please see revised drawings
Comment Number: 5 Comment Originated: 11/15/2016
11/15/2016: East side:
How many parking spaces are being allocated to the adjacent uses to the west,
is this allocation sufficient?
Response: Please see revised drawings. West building is now part of project
Comment Number: 6 Comment Originated: 11/15/2016
11/15/2016: East side:
How are tree stocking and parking lot landscaping requirements addressed
along the eastern portions of the proposal?
Response: Please see revised drawings
Comment Number: 7 Comment Originated: 11/15/2016
11/15/2016: Please turn in copies of the current or revised cross access
agreement with the formal submittal. Staff would be concerned that that the
current agreement may not accommodate the increase in the scope of access
proposed.
Response: Please see cross access agreement
Comment Number: 8 Comment Originated: 11/15/2016
11/15/2016: West side:
The mid-block connection is too restricted and doesn'¿t provide a reasonable
transition and mitigation of conflicts on both the east and west side of this
pathway. Revise the connection to allow more separation from parked cars on
the west side, through the use of a tree lawn or other means. Also revise the
east side to accommodate the minimum required 5 foot landscape depth along
the west side of the building. 7 feet would be better. This will also allow more
elbow room on the path. Along the west edge of the path, provide trees to meet
the tree stocking requirement.
Response: Please see revised drawings
Comment Number: 9 Comment Originated: 11/15/2016
11/15/2016: Concept Plan:
Staff recommends that more options be explored on the site, potentially
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including mutually beneficial coordination with surrounding property owners to
consolidate access, required parking, emergency access, or other measures.
Response: Please see revised drawings
Comment Number: 10 Comment Originated: 11/15/2016
11/15/2016: Comments on the building elevation concept provided:
A 4th story step-back is required. The step-back must be sufficient to enable the
4th story to noticeably recede. A step-back of at least a half story would likely be
sufficient.
Response: Please see revised drawings
Comment Number: 11 Comment Originated: 11/15/2016
11/15/2016: Building concept:
Would staff consider supporting a 6th story? There is no information provided to
support this request, however support is highly unlikely. There are already
issues with the program fitting on the site horizontally, and a vertical
modification should not be used as a means to address these requirements.
Response: Please see revised drawings. We are proposing 5 story building
Comment Number: 12 Comment Originated: 11/15/2016
11/15/2016: Building concept:
While projecting elements can be useful, the design uses multi-story projecting
elements that do not contribute to a positive, appropriately scaled street
transition.
Response: Please see revised drawings
Comment Number: 13 Comment Originated: 11/15/2016
11/15/2016: Building concept:
The use of a white material color is an issue and would not be the best choice
for the area in terms of addressing WCAP and the TOD color standards.
Response: Please see revised drawings
Comment Number: 14 Comment Originated: 11/15/2016
11/15/2016: The building mass and first story articulation concept shown does
not demonstrate a building design that contributes to a vibrant, comfortable and
visually interesting street-oriented gathering space as recommended in the
WCAP and Land Use Code. Upper levels loom over the street, which is the
direct opposite of the intent, regardless of the building style proposed.
Response: Please see revised drawings
Comment Number: 15 Comment Originated: 11/15/2016
11/15/2016: With the above comments, consider the use of materials. With a
modern design approach, staff recommends that material selections be used
that reinforce the design concept. Staff recommends the use of panel systems
that allow a clean look with a noticeable high quality appearance, without the
use of painted surfaces, multiple nail heads, metal channels and other joining
systems that detract from the modern design approach. With the selection of
materials, consider working within the proposed buildng style and at the same
time adding a mix of prominent and subtle changes in material textures, and
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combining warm/cold materials, with an emphasis on materials that contribute
to a unique character in the Fort Collins WCAP corridor. Staff recommends the
use of warm and neutral, textured, patterned materials and smooth materials,
and local sandstone, all with a high quality finish, to provide visual interest and a
unique style.
Response: Please see revised drawings
Comment Number: 16 Comment Originated: 11/15/2016
11/15/2016: A height analysis is required. This must include a shadow analysis
and an analysis narrative by the applicant that discusses with sufficient detail
how the project addresses Light and Shadow, Privacy, and Neighborhood
Scale, as described in LUC 3.5.1(G).
Response: Please see submitted drawings
Comment Number: 17 Comment Originated: 11/15/2016
11/15/2016: Building Standards in LUC 3.5.1 and 3.5.3 shall apply. Please
note that there is some flexibility in the application of these standards, and that
base middle/top/top does not need to be applied in a formulaic way that would
invoke a certain style. However, we are looking to ensure that the building is
'attractive' and 'approachable' and has unique attributes that define and
reinforce a unique character in the west central area surrounding Campus. The
formula to achieve this is not spelled out in the west central plan, but my
suggestion is to focus on a material palette that has a mix of textures and
warm/cold contrasts, such as stained and patterned wood, textured and smooth
paneled systems, etc.
Response: Please see revised drawings
Comment Number: 18 Comment Originated: 11/15/2016
11/15/2016: The concept plan does not provide a layout that emphasizes
bicycle parking or blocks out space for it at a conceptual level. Ensure with the
project that locations are incorporated that work with the flow in and out of the
building, and that the space provided is well designed, uncluttered and with
sufficient circulation space around the racks.
Response: Please see revised drawings. The bike parking is located on the north to promote north/south
travel. Also included is a public bike share station.
Comment Number: 19 Comment Originated: 11/15/2016
11/15/2016: The quality and massing/articulation of the architectural program
must be "four sided" and include transitional elements around the perimeter,
including the incorporation of perimeter trees (Full Tree Stocking) and other
landscape elements.
Response: Please see revised drawings
Comment Number: 20 Comment Originated: 11/15/2016
11/15/2016: The project is within the West Central Subarea Plan WCAP.
Please be aware of the plan goals and recommendations. The document is
here: http://www.fcgov.com/planning/west area plan.php
The site is also influenced by the West Elizabeth Enhanced Travel Corridor
Plan, which is currently being drafted and is available for review here:
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http://www.fcgov.com/westelizabeth/
Mixed-use development should be explored in the CC zone district under all of
the following WCAP guidelines:
1. Emphasize height and mass transitioning to upper stories
2. Horizontal, vertical and edge modulation and material variation
3. Ground floor transparency, with windows for at least 75% of the façade
4. Provide courtyards, plazas and open space both for gathering areas and as
a means of further breaking down the perceived scale of structures.
Response: Please see revised drawings
Department: Stormwater Engineering
Contact: Heidi Hansen, 970-221-6854, hhansen@fcgov.com
Topic: Floodplain
Comment Number: 11 Comment Originated: 11/15/2016
11/15/2016: A portion of this property is located in the City regulated, 100-year
Canal Importation Basin floodplain. Any development within the floodplain must
obtain a floodplain use permit and comply with the safety regulations of Chapter
10 of City Municipal Code. A FEMA Flood Risk Map is attached.
Response: Acknowledged.
Comment Number: 12 Comment Originated: 11/15/2016
11/15/2016: Construction of mixed-use structures is allowed in the floodplain
provided the structures meet all the requirements of Chapter 10 including
elevating or floodproofing the lowest floor of the building, and all duct work,
heating, ventilation, AC, electrical systems, etc. to the Regulatory Flood
Protection Elevation (RFPE). The RFPE is the Base Flood Elevation (BFE)
plus an additional amount for safety. RFPE = BFE + 18-inches for mixed-use
structures. Please note: If any part of the building is within the floodplain
boundary then the entire structure is considered to be in the floodplain and the
entire building envelope must meet the requirements of elevating and/or
floodproofing to the RFPE. Given the proposed configuration of the building
which includes residential on the first floor, the building will be required to be
elevated rather than floodproofed.
Response: Acknowledged.
Comment Number: 13 Comment Originated: 11/15/2016
11/15/2016: If floodproofing is chosen as an option rather than elevating the
structure, all the requirements of Section 10-38 of City Code must be met. All
residential uses must be located on a floor completely above the RFPE.
Floodproofing Guidelines as well as a FEMA Floodproofing Certificate (which
will be required before construction begins, and again after construction is
complete and prior to issuing a Certificate of Occupancy) can be obtained at
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents
. FEMA Technical Bulletin 3, “Non-Residential Floodproofing – Requirements
and Certification” can be found at
http://www.fema.gov/media-library-data/20130726-1511-20490-5294/job6.pdf
Response: Acknowledged.
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Comment Number: 14 Comment Originated: 11/15/2016
11/15/2016: Elevators must meet the requirements of FEMA Technical Bulletin
4, Elevator Installation,
http://www.fema.gov/media-library-data/20130726-1511-20490-5041/fema_tb_
4_rev.pdf . The mechanical system for the elevator must be elevated or
floodproofed above the RFPE for the structure.
Response: Acknowledged.
Comment Number: 15 Comment Originated: 11/15/2016
11/15/2016: If the parking garage is below grade it must be floodproofed and
meet all requirements of Section 10-38 of the City Code. The garage must be
floodproofed to the Regulatory Flood Protection Elevation (RFPE). The garage
entrance ramp must meet the RFPE so that flood flows cannot go into the
garage or an automatic flood gate would be required to keep floodwaters out of
the garage. Please refer to FEMA Technical Bulletin 6 for Below Grade
Parking Requirements
http://www.fema.gov/media-library-data/20130726-1511-20490-1163/job12.pdf
Response: Acknowledged. The parking structure is above grade
Comment Number: 16 Comment Originated: 11/15/2016
11/15/2016: Nonstructural development (grading, fencing, detention ponds,
hard surface paths, trails, walkways, vegetation, etc.) is allowed in the floodplain
as long as a floodplain use permit is obtained prior to construction.
Response: Acknowledged.
Comment Number: 17 Comment Originated: 11/15/2016
11/15/2016: Please be aware that per Section 10-103 (9), Critical Facilities
are prohibited in the floodplain. The definition for Critical Facilities includes
facilities for at-risk populations (daycares, schools, nursing homes, etc.),
facilities utilizing hazardous materials (gas stations, auto repair, laboratories),
emergency services facilities (urgent care, hospitals, fire, police) and
government services (municipal offices, library). Please keep this regulation in
mind when planning uses for the commercial portion of the structure.
Response: Acknowledged.
Comment Number: 18 Comment Originated: 11/15/2016
11/15/2016: Any development within the floodplain boundary including, site
work, structures, utilities, and landscaping must be preceded by an approved
floodplain use permit and comply with the safety regulations of Chapter 10 of
the City Municipal Code. The permit for can be obtained at
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents
Response: Acknowledged.
Comment Number: 19 Comment Originated: 11/15/2016
11/15/2016: In addition to obtaining an approved Floodplain Use Permit, any
development in the Floodway (utility work, landscaping, paving, curb & gutter,
sidewalks, etc.) must be preceded by a No-Rise Certification. The No-Rise
Certification must be prepared by a professional engineer licensed in the State
of Colorado.
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Response: Acknowledged.
Comment Number: 20 Comment Originated: 11/15/2016
11/15/2016: Development review checklists and permit application forms for
floodplain requirements can be obtained at
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents
. Please utilize these documents when preparing your plans for submittal.
Response: Acknowledged.
Comment Number: 21 Comment Originated: 11/15/2016
11/15/2016: Please show the boundaries of the floodplain on site drawings as
applicable. Contact Beck Anderson of Stormwater Master Planning at
banderson@fcgov.com for floodplain CAD line work.
Response: Floodplain information is shown within the plan set as appropriate, and a floodplain exhibit has
been provided showing City BFE’s and CSL’s adjacent to the project.
Comment Number: 22 Comment Originated: 11/15/2016
11/15/2016: Please contact Heidi Hansen with any questions about these
comments or to schedule a meeting to discuss any requirements for
development in the floodplain. hhansen@fcgov.com 970-221-6854.
Response: Acknowledged.
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 11/08/2016
11/08/2016: The site disturbs more than 10,000 sq. ft., therefore Erosion and
Sediment Control Materials need to be submitted for FDP. The erosion control
requirements are in the Stormwater Design Criteria under the Amendments of
Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials
Submitted do not meet requirements. Please submit; an Erosion Control Plan,
an Erosion Control Report, and an Escrow / Security Calculation. Also, based
upon the area of disturbance State permits for stormwater will be required since
the site is over an acre. If you need clarification concerning the erosion control
section, or if there are any questions please contact Jesse Schlam
970-218-2932 or email @ jschlam@fcgov.com
Response: Acknowledged.
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 11/15/2016
11/15/2016: The design of this site must conform to the drainage basin design
of the Old Town Master Drainage Plan as well the Fort Collins Stormwater
Criteria Manual.
Response: Acknowledged.
Comment Number: 3 Comment Originated: 11/15/2016
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11/15/2016: A drainage report, erosion control report, and construction plans
are required and they must be prepared by a Professional Engineer registered
in Colorado. The drainage report must address the four-step process for
selecting structural BMPs.
Response: Acknowledged.
Comment Number: 4 Comment Originated: 11/15/2016
11/15/2016: The erosion control report requirements are in Section 1.3.3,
Volume 3, Chapter 7 of the Fort Collins Stormwater Criteria Manual. If you need
clarification concerning this section, please contact the Erosion Control
Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com.
Response: Acknowledged.
Comment Number: 5 Comment Originated: 11/15/2016
11/15/2016: Onsite detention is required for the runoff volume difference
between the 100-year developed inflow rate and the 2-year historic release
rate. The release point for this site is into the Elizabeth St right-of-way or the
storm sewer located on the south side of Elizabeth St.
Response: Acknowledged.
Comment Number: 6 Comment Originated: 11/15/2016
11/15/2016: Fifty percent of the site runoff is required to be treated using the
standard water quality treatment as described in the Fort Collins Stormwater
Manual, Volume 3-Best Management Practices (BMPs).
(http://www.fcgov.com/utilities/business/builders-and-developers/development-f
orms-guidelines-regulations/stormwater-criteria) Extended detention is the
usual method selected for water quality treatment; however the use of any of the
BMPs is encouraged.
Response: Acknowledged. The project proposes to use extended detention in a concrete vault within the
parking structure, and paver detention area and a small open EDB located at the southwest corner of the
site to provide flow control on stormwater releases and to meet water quality treatment requirements.
Comment Number: 7 Comment Originated: 11/15/2016
11/15/2016: Low Impact Development (LID) requirements are required on all
new or redeveloping property which includes sites required to be brought into
compliance with the Land Use Code. These require a higher degree of water
quality treatment with one of the two following options:
A. 50% of the newly added or modified impervious area must be treated by LID
techniques and 25% of new paved areas must be pervious.
B. 75% of all newly added or modified impervious area must be treated by LID
techniques.
Response: Acknowledged. The site is treating over 90% of the project site with LID measures, as well as
some offsite flows from the properties to the west.
Comment Number: 8 Comment Originated: 11/15/2016
11/15/2016: 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
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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-im
pact-development
Response: Acknowledged.
Comment Number: 9 Comment Originated: 11/15/2016
11/15/2016: Per Colorado Revised Statute §37-92-602 (8) effective August 5,
2015, criteria regarding detention drain time will apply to this project. As part of
the drainage design, the engineer will be required to show compliance with this
statute using a standard spreadsheet (available on request) that will need to be
included in the drainage report. Upon completion of the project, the engineer
will also be required to upload the approved spreadsheet onto the Statewide
Compliance Portal. This will apply to any volume based stormwater storage,
including extended detention basins and bio-retention cells.
Response: Acknowledged.
Comment Number: 10 Comment Originated: 11/15/2016
11/15/2016: The 2016 city wide Stormwater development fee (PIF) is
$8,217/acre for new impervious area over 350 sq. ft. and there is a
$1,045.00/acre review fee. No fee is charged for existing impervious area.
These fees are to be paid at the time each building permit is issued.
Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees or contact Jill White at 970-416-2139 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: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 11/14/2016
11/14/2016: 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.
Response: Acknowledged.
Comment Number: 2 Comment Originated: 11/14/2016
11/14/2016: If submitting a replat for this property/project, addresses are not
acceptable in the Subdivision Plat title/name.
Response: Acknowledged. Name has been changed to Union on Elizabeth.
Department: Traffic Operation
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Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 11/15/2016
The anticipated traffic volume from this development meets the threshold for
needing a full Traffic Impact Study. Please have your traffic engineer contact
me to scope the study. 11/15/2016:
Response: Acknowledged
Comment Number: 2 Comment Originated: 11/15/2016
11/15/2016: The access on the South side of Elizabeth is being relocated with
the installation of the underpass at Shields and Elizabeth. Your access will
need to align with the proposed location for the access across the street.
Response: Acknowledged
Department: Transportation Planning
Contact: Emma Belmont, 970-224-6197, ebelmont@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 11/18/2016
11/18/2016: The West Elizabeth ETC Plan calls for a 98' cross section.
Engineer's comments about the ROW dedication requirement takes this into
account. To see the recommended cross section please see the West
Elizabeth ETC Plan page 44 for reference. Other elements of the plan that
apply to this project is the provision of some sort of public courtyard, raised
terrace, corner plazas or paseos as part of your project, it may be appropriate
to utilized this space in the vicinity of the pedestrian connection to the north.
Response: We have provided the public connection to the north, added a water feature and plaza space on
the north side of the property as well as a green lawn on the east.
Comment Number: 2 Comment Originated: 11/18/2016
11/18/2016: If you end up bringing in the property to the west, we may want to
discuss how to facilitate a bus stop in front of your site. The plan recommends a
different than typical stop. If you move in this direction we can discuss this
further later.
Response: Attempts were made to discuss a bus stop and no direction was given. We determined that the
bud stop would make more sense closer to City Park Ave. as this project is already providing the
pedestrian connection and bike share.
Comment Number: 3 Comment Originated: 11/18/2016
11/18/2016: Floodplain staff made comments about this site require the
building to be raised to flood elevation or flood proofed. If you decide to raise
the building with terraces or something on the 1st floor, please consider access
to these terraces by mobility impaired members of our community. Please
locate ramps in convenient locations.
Response: ADA Access is maintained throughout the site.
Department: Water-Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 11/15/2016
11/15/2016: There are existing 8-inch water and sewer mains in Elizabeth St.
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Existing water and sewer services to the site include a ¾-inch domestic water
service with a 1-inch irrigation service tapped onto it and a 4-inch sewer
service.
Response: Acknowledged.
Comment Number: 2 Comment Originated: 11/15/2016
11/15/2016: As configured, the water service does not meet current City
criteria and will need to be modified so that only one service is connected to the
tap. Existing water and sewer service taps will need to be reused with the
development or abandoned at the main. Additionally, separate water and
sewer services are required to serve the commercial and residential
components of the development.
Response: Acknowledged
Comment Number: 3 Comment Originated: 11/15/2016
11/15/2016: 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.
Response: Acknowledged
Comment Number: 4 Comment Originated: 11/15/2016
11/15/2016: 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
Comment Number: 5 Comment Originated: 11/15/2016
11/15/2016: The water conservation standards for landscape and irrigation will
apply. Information on these requirements can be found at:
http://www.fcgov.com/standards
Response: Acknowledged
Comment Number: 6 Comment Originated: 11/15/2016
11/15/2016: Development fees and water rights will be due at building permit.
Response: Acknowledged
Department: Zoning
Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 11/14/2016
11/14/2016: All developments shall provide adequately sized, conveniently
located, accessible trash and recycling enclosures each in an enclosure and
screened from public view. Each enclosed area shall be designed to have a
separate walk-in access as per LUC 3.2.5. If trash/recycling chutes are to be
used, the chutes shall need to be designed to have a large enough capacity to
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accommodate cardboard recycling. Cardboard cannot be disposed of as trash
and is illegal within the city of Fort Collins. If assistance with appropriate sizing
and design of trash enclosures is needed please contact Caroline Mitchell
#970-221-6288.
Response: Trash and recycling are located within the garage
Comment Number: 2 Comment Originated: 11/14/2016
11/14/2016: All developments need to submit a landscaping and tree
protection plan, with the intent to establish groves and belts of trees along all city
streets, parking lots, and in all landscaped areas in order to establish at least a
partial urban tree canopy as per LUC 3.2.1 .
Response: Acknowledged
Comment Number: 3 Comment Originated: 11/14/2016
11/14/2016: The minimum amount of bicycle parking for this development is 1
per bedroom for the multi-family residential units for a total of 276 spaces, with
60% enclosed and 40% fixed . The retail space requires 2 per 4,000 sq ft or 4
minimum spaces, with 20% enclosed and 80% fixed. Location of bicycle
parking will need to be provided at submittal.
Response: Acknowledged. See unit plans for bike hook locations
Comment Number: 4 Comment Originated: 11/14/2016
11/14/2016: The total parking spaces shown are 192, If this is a rent by the
room then the parking would require a modification or mitigation as part of
3.2.2(K)(1)(a), unless the total parking can be brought up to the minimum
amount of 207 parking spaces required in multi-family dwellings within the TOD
overlay.
Response: See revised plans
Comment Number: 5 Comment Originated: 11/14/2016
11/14/2016: LUC 3.2.2(K)(5) All parking lots and structures shall provide a
minimum amount of handicap parking. At least one such space per lot shall be
designated, van-accessible and must be a minimum 8 ft wide and adjoin a
minimum 8 ft wide access aisle.
Response: Acknowledged
Comment Number: 6 Comment Originated: 11/14/2016
11/14/2016: LUC 3.2.2(L) Parking stall dimensions required are 19'x9' with a
two way drive aisle of 24'.
Response: Acknowledged
Comment Number: 7 Comment Originated: 11/14/2016
11/14/2016: LUC 3.5.1(G) The project will need a shadow analysis for
buildings over 40ft in height.
Response: See submitted plans
Comment Number: 8 Comment Originated: 11/14/2016
11/14/2016: The project will need to include a lighting plan. This is a
photometric site plan with catalog cut-sheets of the fixtures.
Response: See submitted plans