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Home My WebLink AboutMAX FLATS - PDP - PDP120034 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW• ARCHITECTURE URBAN DESIGN li® I INTERIOR DESIGN Comment #7: Bicycle parking has been revised to show 64 enclosed spaces and 204 spaces total. See site plan and bicycle parking matrix. Comment #8: Gas and electric meters and the transformer are indicated at the west end of the building near Mulberry Street. 12.12 2021 Page 4Of4 BOULDER PHONE: 303 449.8900 1805 29TH STREET, SUITE 2054 FAX: 303.449.3886 DENVER BOULDER COLORADO SPRINGS LAS VEGAS LAKETAHOE BOULDER, COLORADO 80301 WWW.OZARCH.COM MOE ARCHITECTURE URBAN DESIGN Ro INTERIOR DESIGN Comment #6: There is no underground parking proposed with this project. Elevator construction will comply with FEMA Technical Bulletin 4. Comment #7: Comment noted. A draft FLIP application is expected to be submitted during Final Plan review. Comments #8-34: Comments noted. Water -Wastewater Engineering General: Comments #1-2: Comments noted. Comment #3: Comment noted. See Utility Plan for proposed use/abandonment of existing services. Comments #4-5: Comments noted. Comment #6: Landscape plan will comply with the water conservation standards including HydroZone table. Irrigation plan (by others) will be submitted as part of building permit review. Comment #7: Comment noted. Zoning General: Comments #2-2: Comments noted. Comment #3: The central feature or gathering space is the plaza located at corner of Mason and Mulberry. Comment #4: We believe that we comply with this section with the exception of (B)(2) (c), which requires the building to be located between io' and 25' from the street ROW. The proposed building has a setback of 4' at the first floor (12' at upper floors) from the future Mulberry ROW. This allows for a larger retail space, helping it to be more viable. It is also more in keeping with the contextual setback established by the adjacent building to the west, which has an approximate setback of 2'-6". Comment #5: Landscape Plan: Landscape plan is provided. See sheet PDP-6. Lighting Plan: Lighting plan with photometrics and light fixture cut sheets are provided. See sheet PDP-7 and PDP-8. Trash Enclosure: Trash enclosure is dimensioned and does provide walk-in access. Comment #6: LUC 3.53(B)(2): No parking is provided between the building faces and the street, which is explicitly prohibited by both LUC 3.53(B)(2) and 3.10.4(C). The later reference further notes that parking is be "behind, above or below" the building. We believe the parking adjacent to the building is consistent with the intent of this requirement. LUC 3.2.2(J): The parking at the south along Mason Street is set back 8' from the ROW and will be screened with a low wall and landscaping. LUC 3.2.2(K): Comment noted. LUC 3.2.2(L)(2): The project currently has 57.8% compact cars. However, since there is no minimum parking requirements in the TOD overlay zone, we would consider the compact spaces beyond 40% of the total as additional spaces. Given that the apartments are marketed to college students, it is reasonable to assume that they will have a disproportionate number of compact cars. Vehicle Stall Dimensions: Vehicle stall and drive aisle dimensions are indicated. LUC 3.2.2(K)(5): Three accessible spaces (including one van space) are indicated. The accessible spaces are located as close as practicable to the elevator and so that they do not cross the drive aisle. Striping has been added to improve safety for those traversing from the accessible spaces to the elevator. iz.:2.2012 P89Q30f4 BOULDER PHONE: 303 449.8900 1805 29TH STREET, SUITE 2054 FAX: 303.449.3886 DENVER BOULDER COLORADO SPRINGS LAS VEGAS LAKETAHOE BOULDER, COLORADO 80301 WWW.OZARCH.COM ARCHITECTURE URBAN DESIGN �® INTERIOR DESIGN Comment #ii: Walks have been revised to be 6' along Mulberry and 8' along Mason. Comment #22: Doors along the Mason Street property line have been recessed so that they don't open into the ROW. Environmental Planning General: Comment #i: i. Two existing trees along Mulberry ROW are considered landmarks by the City Forester. These will be preserved. 2. Crabapple trees along the Mason ROW are considered a high priority. These will have a high mitigation if removed. 3. Two honeylocust trees located on site will be removed as the development is planned. These will be mitigated per City Forester. Comment #2: Comment noted. See landscape plan. Light and Power General: Comment #i: Transformer has been located at the west end along Mulberry. Comments #2-4: Comments noted. PFA General: Comment #i: A new fire hydrant has been added, as requested. Comments #2-3: Subsequent conversation with Ron Gonzales clarified that emergency access can be provided on Mason Street adjacent to the entry drive. This is now shown. Comment #4: The stair along Mason Street will go to the roof. Comment #5-6: An NFPA 33 sprinkler system, standpipes, FDC, and fire pump will be provided. Comment #7: The sprinkler system will be extended throughout the covered parking area. Comments #8-io: Comments noted. Stormwater Engineering General: Comment #i: Comment noted. Comment #2: Comment noted. All residential use is on a floor completely above the RFPE. Comment #3: The first (lowest) floor consists entirely of non-residential uses, and will be constructed in accordance with the City's floodproofing requirements. Comment #4: There are no critical facilities proposed with this project. Comment #5: There is no basement proposed with this project. 22A2.2012 Page 2Of4 BOULDER PHONE: 303 449.8900 1805 29TH STREET, SURE 2054 FAX: 303.449.3886 DENVER BOULDER COLORADO SPRINGS LAS VEGAS LAKE TAHOE BOULDER, COLORADO 80301 WWW.OZARCH.COM ARCHITECTURE URBAN DESIGN �® INTERIOR DESIGN Response to PDR Comments MAX Flats 203 W. Mulberry PDP Submittal Current Planning General: Comment #i: Plaza: The plaza has been enlarged and refined to include seating along the north building face and less formal seating between the public sidewalk and the walk along the building face. Setbacks: Setback from future dedicated ROW is 4'-0" to first floor and ii'-o" to upper floors. Parking: Comment noted. Emergency Services Access: On -street access at Mason Street is indicated. We have also indicated a loading zone between the Max pull-out and emergency services access, which could be utilized to service the retail space as well as by students at move -in. Please confirm if this is acceptable. Comment #3: The retail/flex space is currently 1,500 s.f. We've reviewed this space with a commercial retail broker who feels that the space is viable for a coffee or bagel shop, or similar use. This type of business will generate considerable foot traffic. Comment #6: We believe the building conforms to LUC 3.5.4 (C-D). See elevations. Easements: Comment #i: Comment noted. Site Plan: Comment #2: The plaza has been pulled back to be within the future ROW. Comments #7: Current setback is 4' at the lower level and ii' at upper levels. This allows for a larger retail space, helping it to be more viable. It is also more in keeping with the contextural setback established by the adjacent building to the west, which has an approximate setback of 2'-6" to the future ROW. Comment #8: Comment noted. Engineering Development General: Comment #1-3: Comments noted. Comment #4: A traffic study has been completed. Please see report from ELB Engineering. Comment #5-7: Comments noted. Comment #8: The necessary easement and right-of-way dedications are shown on the subdivision plat. Comment #g: We are currently showing 8 bicycle spaces in the Mulberry ROW. These spaces can be relocated at such time when Mulberry is widened. Comment #io: Subsequent conversation with Erika Keeton clarified that it is acceptable for the walk to pass through the BRT stop. This is what is currently shown. iz.ii.zcaz Pageld4 ,j:ldevelop mentlprojects12o3 w. mulberryl3. entitlementlpdplpdp c:_ _ 1 _ _.. I BOULDER PHONE: 303 449.8900 1805 29TH STREET, SURE 2054 FAX: 303.449.3886 DENVER BOULDER COLORADO SPRINGS LAS VEGAS LAKETAHOE BOULDER, COLORADO 80301 WWW.OZARCH.COM