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Home My WebLink AboutTHE OVAL FLATS - PDP - 26-08 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWTHE OVAL PDP August 12, 2008 [12/6/07] The applicant asked the question about providing parking spaces on the rear portions of lots on the west side of the alley. Staff has determined that parking on those lots would be allowed as an accessory use to the residential component of the project. The lots would have to be signed to indicate that parking is reserved for the occupants of the residential units. Since retail and restaurant uses aren't allowed in the zone district on the west side of the alley (NCB), parking for those uses isn't allowed. Even though residential parking is allowed on the lots, the lots can't be subdivided from front to back, so either the applicant would need to purchase the entire lot, or lease the rear portion from the property owner. ACKNOWLEDGED Department: Advance Planning Issue Contact: Karen McWilliams Topic: General Number: 58 Created: 12/12/2007 [12/12/07] The existing SAE House has been determined to not be individually eligible for Landmark designation, and may be demolished. Due to the proximity of designated and individually eligible properties to the project, the project will also be reviewed for compliance with LUC Section 3.4.7. Staff will arrange a site visit with the project team to discuss options. IAN SHUFF OF ALLER-LINGLE ARCHITECTS HAS SET UP A MEETING WITH ALYSON MCGEE AND ANNE ASPEN FOR THURSDAY AUGUST 13T". If you have any questions regarding these issues or any other issues related to this project, please feel free to call the listed contact or me at (970) 221-6206. THANK YOU Thank you for your help with this project. Sincerely yours, Dave Pietenpol Senior Project Manager Page 13 TIE OVAL PDP August 12, 2008 Number: 34 Created: 12/7/2007 [12/7/07] A utility coordination meeting is suggested to insure that adequate space is provided for all underground utilities. THANK YOU. WE PLAN TO HAVE A UTILITY COORDINATION MEETING, IF NECESSARY, AFTER WE RECEIVE COMMENTS BACK FROM THE PDP SUBMITTAL. Number: 35 Created: 12/7/2007 [12/7/07] Development fees and water rights will be due at time of building permit. Contact Mary Young at 416-2630 for an estimate of fees. ACKNOWLEDGED Department: Zoning Issue Contact: Peter Barnes Topic: Zoning Number: 1 Created: 12/5/2007 [12/5/07] The residential units are classified as mixed -use dwelling units, being in the same building with commercial uses and the "place of assembly" (the lodge room). All of the uses proposed require a Type 1, Administrative Review public hearing process. ACKNOWLEDGED Number: 2 Created: 12/5/2007 [12/5/07] The build -to -line standards in Section 3.5.3(13)(2)(c) require a setback of between 10' and 25' behind the ROW line along Laurel. It appears that the exception in 3.5.3(13)(2)(d)(2) will be allowed by the Director. THE DEVELOPER REQUESTS A MODIFICATION TO THE CODE TO ALLOW THE SETBACKS SHOWN ON THE PLANS. Number: 3 Created: 12/5/2007 [12/5/07] Residential parking is classified as long-term parking, and stall dimensions can be downsized per Section 3.2.2(L)(3). ACKNOWLEDGED AND APPRECIATED Number: 4 Created: 12/5/2007 [12/5/07] Angled parking off the alley is a concern since the alley allows two-way traffic. Parking stalls should be 90 degrees. THE PARKING STALLS ON THE ALLEY HAVE BEEN CHANGED TO MAKE THEM 90 DEGREES TO THE ALLEY. Number: 21 JIM SE�, Created: 12/6/2007 Page 12 THE OVAL PDP August 12, 2008 would be to drain the roof drains into planter boxes or allow sheet flow from the parking area to cross the lawn instead of concentrating the flow into an inlet. One item mentioned was the use of porous concrete which is which is considered to be 40 % impervious. ACKNOWLEDGED Number: 41 Created: 12/10/2007 [12/10/07] The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan as well the City's Design Criteria and Construction standards. ACKNOWLEDGED Number: 42 Created: 12/10/2007 [12/10/07] The city wide development fee is $3,070/acre ($0.0705/sq.ft.) for new impervious area over 350 sq.ft. No fee is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. ACKNOWLEDGED Number: 43 Created: 12/10/2007 [12/10/07) A drainage and erosion control report and construction plans are normally required and must be prepared by a Professional Engineer registered in Colorado. However since the site is in the Old Town drainage basin, the report could be a letter documenting the impervious area if the increase in impervious area is less than 5000 square feet. A grading plan would still be required. ACKNOWLEDGED AND APPRECIATED Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: Water/Wastewater Number: 32 Created: 12/7/2007 [12/7/07] Existing mains adjacent to the site include: 8-inch water and 8-inch sewer in Laurel; 4-inch water, 6-inch water and 6-inch sewer in Howes. ACKNOWLEDGED Number: 33 Created: 12/7/2007 [12/7/07] Separate water/sewer services must be provided for the commercial and residential portions of the building. DEVELOPER PROPOSES USING EXISTING SERVICES FOR BOTH RETAIN AND RESIDENTIAL SPACES. JIM SELL DESIGN Page 11 THE OVAL PDP August 12, 2008 Number: 30 Created: 12/6/2007 [12/6/07] R-OCCUPANCYREQUIREMENTS: The structure shall meet all applicable Fire Code requirements for Residential Occupancies. ACKNOWLEDGED Number: 31 Created: 12/6/2007 [12/6/07] HIGH-RISE REQUIREMENTS: The International Fire Code defines a high-rise as a building "with a floor used for human occupancy located more than 75 feet above the lowest level of fire department vehicle access." High-rise buildings are required to meet Fire Code provisions regarding emergency voice/alarm communications systems, Fire Command Center, automatic fire detection devices/systems, smoke control, standby power and other applicable standards. (This is informational only, since building height was discussed during PDR.) AS DESIGNED, THE BUILDINGS WILL NOT EXCEED 75'. Department: Stormwater-Water-Wastewater Issue Contact: Glen Schlueter Topic: Stormwater Number: 39 Created: 12/10/2007 [12/10/07] One of the questions was if there were any storm sewer upgrading requirements. This project will not be required to upsize any storm sewers, that kind of infrastructure is part of what the development fees and monthly fees are used for. Our inventory shows the pipe in Howes to be a 12 inch clay pipe and the two pipes from the inlets at the NW and SW corners of the intersection are 12 PVC. The manhole that the two 12 PVC lines connect to was replaced last year with a new 48 inch diameter manhole. This was verified after the conceptual review meeting. If it isn't possible to connect to the inlet on the northwest corner or the existing manhole in the northeast corner of the intersection, a new manhole would be required at any new connection point. Otherwise the site can drain into the existing curb and gutter. ACKNOWLEDGED Number: 40 Created: 12/10/2007 [12/10/07] Another question was if there would be any site "retainage"? Retention is not allowed but detention is normally required with a 2 year historic release rate. However if there is not an increase in impervious area greater than 5000 square feet, there would not be a detention requirement. Therefore it is important to document the existing impervious area including sidewalks, patios, parking areas, and of course the building area. Water quality treatment is also usually required, but in this case water quality treatment for this site is provided for in the Udall Natural Area in a regional water quality facility. Even with that other water quality treatment is encouraged as described in the Urban Storm Drainage Criteria Manual, Volume 3 — Best Management Practices (BMPs). These BMPs can be easily incorporated into the landscaping and esthetic design of the building. A couple examples Page 10 y THE OVAL PDP August 12, 2008 ACKNOWLEDGED Number: 25 Created: 12/6/2007 [12/6/07] AUTOMATIC FIRE SPRINKLERS: Mixed -use buildings with residential occupancies on the third or higher floors are required to be equipped with automatic fire sprinklers that are complaint with NFPA 13. ACKNOWLEDGED Number: 26 Created: 12/6/2007 [12/6/07] FIRE LINE REQUIREMENT: Buildings that are required to be fire sprinklered shall have a minimum 6-inch fire line unless hydraulic calculations can support a smaller fire line. ACKNOWLEDGED Number: 27 Created: 12/6/2007 [12/6/07] FIRE DEPARTMENT CONNECTION: Fire department connections shall be installed remote from the buildings, located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access or as otherwise approved by the fire code official. PFA Bureau Policy NOTE: It appears the best location for the remote FDC would be on the southwest area of the site, off Laurel Street and near the entrance to the alley. DEVELOPER REQUESTS THAT THE FDC BE MOUNTED TO THE BUILDING ON THE OUTSIDE WALL AT THE BOTTOM OF THE WEST STAIR, WHICH IS ALSO ANTICIPATED TO BE THE LOCATION OF THE FIRE RISER ROOM AT THIS TIME. Number: 28 Created: 12/6/2007 [12/6/07] ADDRESS NUMERALS: Address numerals shall be visible from the street fronting the property, and posted with a minimum of 6 inch numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable).97UFC901.4.4 ACKNOWLEDGED Number: 29 Created: 12/6/2007 [12/6/07] STAIRWELL SIGNAGE: Approved stairwell identification signs shall be posted at each floor level in all enclosed stairways in buildings four or more stories in height. NOTE: I have templates available and would be glad to assist to ensure the stairwell signage communicates as much information and as accurately as possible to firefighting personnel. 97UFC1210.4 and Appendix I-C FA012/►1411AR4110491 JIM SELL DESIGN Page 9 THE OVAL PDP August 12, 2008 Department: PFA Issue Contact: Carie Dann Topic: Fire Number: 22 Created: 12/6/2007 [12/6/07] WATER SUPPLY: Fire hydrants, where required, must be the type approved by the water district having jurisdiction and the Fire Department. Hydrant spacing and water flow must meet minimum requirements based on type of occupancy. Minimum flow and spacing requirements include: Commercial, 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter. These requirements may be modified if buildings are equipped with automatic fire sprinkler systems. NOTE: There is a fire hydrant located essentially on -site, on the northwest corner of Laurel and Howes streets. 97UFC 901.2.2.2 ACKNOWLEDGED Number: 23 Created: 12/6/2007 [12/6/07] REQUIRED ACCESS: Fire access roads (fire lanes) shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the PFA's jurisdiction when any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by an approved route around the exterior of the building or facility. If a fire lane is required, it shall be visible by painting and signage, and maintained unobstructed at all times. A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: ❑ Be designed as a flat, hard, all-weather driving surface (asphalt or concrete) capable of supporting fire apparatus weights. Compacted road base shall be used only for temporary fire lanes or at construction sites. ❑ Have appropriate maintenance agreements that are legally binding and enforceable. ❑ Be designated on the plat as an Emergency Access Easement. ❑ Maintain the required minimum width of 20 feet throughout the length of the fire lane. If a fire lane cannot be provided, the building shall be fire sprinklered. NOTE: Depending on the final layout of the structure and the vehicle access, we might require a fire lane on the internal side of the development, to allow for emergency vehicle access during medical calls. At present, this isn't a "shall", it's a "maybe" - dependent on building configuration. 97UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1 PER DISCUSSIONS WITH CARIE, PFA PLANS TO FIGHT FIRES FROM HOWES AND LAUREL. Number: 24 Created: 12/6/2007 [12/6/07] STANDPIPES AND FIRE PUMP: Buildings four or more stories in height are required to be equipped with firefighting standpipes in every stairwell. The standpipe system must be capable of supplying a minimum 100 psi to the top floor; an approved fire pump may be required to obtain this minimum pressure. IFC 905.3.1 JIM SELL DESIGN Page 8 THE OVAL PDP "J August 12, 2008 Number: 18 Created: 12/5/2007 [12/5/07] Utility Plans, a development agreement and a development construction permit will be required for this project. ACKNOWLEDGED Number: 19 Created: 12/5/2007 [12/5/07] A utility coordination meeting is suggested. Contact Randy Maizland at (970) 416- 2292 to set up this meeting if desired. THANK YOU. WE PLAN TO HAVE A UTILITY COORDINATION MEETING, IF NECESSARY, AFTER WE RECEIVE COMMENTS BACK FROM THE PDP SUBMITTAL. Number: 20 Created: 12/5/2007 [12/5/07] Any overhead City utilities will need to be undergrounded with this project. ACKNOWLEDGED Department: Light & Power Issue Contact: Alan Rutz Topic: Light and Power Number: 36 Created: 12/10/2007 [12/10/07] Single phase power is available at the northwest corner of the lot. If three phase power is required system modification charges will apply. A pocket easement may be required to set a transformer for the system modifications. THREE PHASE POWER WILL BE REQUIRED. DEVELOPER HAS MET WITH ALAN RUTZ AND THREE PHASE POWER IS AVAILABLE WITH MINOR SYSTEM MODIFICATIONS. COSTS AND OPTIONS FOR SYSTEM MODIFICATION HAVE BEEN CONCEPTUALLY DISCUSSED. Number: 37 Created: 12/10/2007 [12/10/07] Normal system development charges will apply. Contact Light and Power for the Building Site Charges and for the Entrance Capacity Charge. A credit for entrance capacity will be given based on the size of the existing electric service. ACKNOWLEDGED Number: 38 Created: 12/10/2007 [12/10/07] Light and Power has no overhead electric lines in this area. Contact Qwest or Comcast Cable for their line locations. /_T63 N Z 161714 4 rZET�] JIM SELL DESIGN Page 7 THE OVAL PDP August 12, 2008 Number: 12 Created: 12/5/2007 [12/5/07] A 10 foot by 10 foot corner cut will be required at the intersection of Howes and Laurel for sight distance safety. This will impact the building shown at the corner built out to the R.O.W. No structures, columns or signage may be placed in this area that would interfere with sight distance. Possibly low lying landscape or hardscape may be acceptable. THE 10' x 10' CORNER CUT HAS BEEN INCORPORATED INTO THE BUILDING AND SITE DESIGN. Number: 13 Created: 12/5/2007 [12/5/07] The alley will need to be inspected by the City engineering inspector. If the alley is in disrepair, it will need to be improved/reconstructed to meet current alley standards per LCUASS 7-11 F or 7-12F. If the alley needs to be reconstructed, an alley design must be provided along the property frontage and 500 feet of off -site preliminary design must also be shown to the north. If the alley is currently improved and in good condition then this project will not be required to reconstruct it but may need to do some minor repairs as needed and determined by the engineering inspector in the field. DEVELOPER ANTICIPATES ONLY MINOR REPAIRS WILL BE NECESSARY. Number: 14 Created: 12/5/2007 [12/5/07] If any modular type of building construction is proposed and a crane is needed, the crane cannot be staged or located in the City R.O.W. and must be located on -site. Very short term encroachments may be considered however, this will be done by separate encroachment permit. ACKNOWLEDGED Number: 15 Created: 12/5/2007 [12/5/07] Larimer County Road impact fees and City Street Oversizing fees will apply. ACKNOWLEDGED Number: 16 Created: 12/5/2007 [12/5/07] The standard Transportation Development review Fees (TDRF) will apply. ACKNOWLEDGED Number: 17 Created: 12/5/2007 [12/5/07] A transportation impact study (T.I.S.) will be required. Please contact Ward Stanford to schedule a scoping meeting. A TIS IS INCLUDED WITH THE PDP SUBMITTAL. JIM SELL DESIGN Page 6 THE OVAL PDP August 12, 2008 Number: 7 Created: 12/5/2007 [12/5/07] Depending on the type and condition of handicap ramps at the corner, you may be required to reconstruct new directional standard curb ramps with truncated domes. ACKNOWLEDGED Number: 8 Created: 12/5/2007 [12/5/07] The sidewalk along Laurel will probably be adequate and will not need to be upgraded however, any broken or damaged curb, gutter or sidewalk along Howes or Laurel will need to be repaired or replaced as determined by the engineering R.O.W. inspector. ACKNOWLEDGED Number: 9 Created: 12/5/2007 [12/5/07] The City would prefer that no access be taken off of Howes Street. All access should be taken from the alley. If an access is shown to be needed on Howes for any reason, the access must be located at the northerly property line such that it can be utilized as a shared access in the future with redevelopment of the parcel to the north. This will also minimize and parking losses on Howes Street. You may also consider having two access points on the alley for better circulation however, this is not required. THE CURRENT DESIGN DOES NOT HAVE ANY AUTO ACCESS FROM HOWES. Number: 10 Created: 12/5/2007 [12/5/07] The alley parking is shown as diagonal 60 degree parking stalls. While this would be allowed, it would be preferred that these spaces be changed to 90 degree head in parking spaces. 90 degree parking stalls take up less length than diagonal parking spaces. Please see LCUASS Figure 19-7 for standard parking stall dimensions. The 90 degree head in parking is 2 feet shorter in horizontal overall length. This will allow vehicles to park from either direction of travel in the alley. THE DESIGN HAS BEEN MODIFIED TO PROVIDE 90 DEGREE HEAD -IN PARKING. Number: 11 Created: 12/5/2007 [12/5/07] Any patio, outside dining area needs to be located on private property and must be set back from the R.O.W. by a minimum of 2 feet for pedestrian clearance. Any request to place tables or chairs in the R.O.W. will require a separate encroachment permit under separate review. DEVELOPER TO RESEARCH REQUIREMENTS FOR ENCROACHMENT PERMIT, AND IF REQUIRED, WILL SUBMIT FOR A SEPARATE ENCROACHMENT PERMIT. JIM SELL DESIGN Page 5 THE OVAL PDP August 12, 2008 Number: 48 Created: 12/11 /2007 [12/11/07] Please plan your site lighting in accordance with standards in Section 3.2.4 of the LUC. We will look to make sure that your fixtures do not cause light spill or glare onto the public streets, sidewalks or neighboring properties. ACKNOWLEDGED Number: 55 Created: 12/11 /2007 [12/11/07] Denise Weston of Transportation Planning comments that they "support primary access off of the alley instead of additional access off of Howes. As design progresses please be aware of pedestrian access and connectivity with both the parking areas and existing sidewalks. Bicycle parking needs to accommodate both residents and retail customers." AS REDESIGNED, ACCESS TO HOWES HAS BEEN REMOVED. Department: Current Planning Issue Contact: Dana Leavitt Topic: General Number: 57 Created: 12/12/2007 [12/12/07] This project has the potential to take advantage of existing City green building programs. Contact Dana Leavitt at 224-6143 to obtain information on programs and contact persons. IAN SHUFF HAS MET WITH GARY SCHROEDER TO PURSUE OPTIONS. Department: Engineering Issue Contact: Randy Maizland Topic: Engineering Number: 5 Created: 12/5/2007 [12/5/07] No new R.O.W. or easement dedications will be required for this project. ACKNOWLEDGED Number: 6 Created: 12/5/2007 [12/5/07] The Howes Street sidewalk will need to be upgraded to meet current arterial standards. The sidewalk on Howes will need to be reconstructed as a 6 foot wide detached walk. If the existing walk is the historic flagstone panels then you will need to set the panels into the concrete such that the walk width meets the standard and the panels are re -used to satisfy historic preservation requirements. If the flagstone panels do not exist here, you will simply be required to reconstruct a new 6 foot wide concrete walk. DEVELOPER PROPOSES REPLACING FLAGSTONE SIDEWALK WITH CONCRETE DUE TO CONDTION OF EXISTING FLAGSTONE AND ADA CONCERNS. Page 4 THE OVAL PDP August 12, 2008 seating will be located within the right-of-way, a permit will be needed. I gave you a brochure on outdoor seating in downtown at the meeting. THE CURRENT DESIGN INCLUDES A PLAZA AT THE CORNER OF SOUTH HOWES AND WEST LAUREL. THE PLAZA IS INTENDED TO BE UTILIZED AS A GATHERING SPACE AND POSSIBLE OUTDOOR SPACE FOR THE ADJACENT RETAIL SPACE. Number: 49 Created: 12/11 /2007 [12/11/07] Please consider the architecture of the campus, especially the oval, as you develop your elevations. THE CORNER AND OTHER ELEMENTS OF THE PROPSED DEVELOPMENT INCORPORATE BLONDE AND RED COLORED BRICK TO REFLECT THE EXISTING CAMPUS BUILDING MATERIALS TO THE SOUTH. ARTICULATED CORNICE ELEMENTS ALSO REFLECT A THE CLASSICAL AND MISSON STYLE ARCHITECTURE OF THE ADJACENT CAMPUS STRUCTURES ALONG WITH SOLDIER COURSE BRICK DETAILING. Number: 54 Created: 12/11 /2007 [12/11/07] The building height in this zone district must be a minimum of 20 feet and a maximum of 5 stories. THE PROPOSED BUILDINGS ARE FOUR STORIES. Number: 50 Created: 12/11 /2007 [12/11/07] Please provide bike racks both for residents (convenient and secure, safe from elements) and for visitors (convenient to front doors) to the commercial establishments as you plan your site. BIKE RACKS ARE PROVIDED TO THE BACK OF THE BUILDINGS. THESE RACKS WILL SERVICE BOTH RESIDENTIAL AND RETAIL USERS. ADDITIONAL BIKE RACKS WILL BE PROVIDED NEAR THE MAIN ENTRY FOR VISITORS AND RETAIL USERS. Number: 51 Created: 12/11/2007 [12/11/07] Contact Tim Buchanan, City Forester, at 221-6361 or tbuchanan@fcgov.com to arrange a site visit to assess the health and significance of existing street trees. Tim can work with you on how to limb the trees nearest to construction. You will also need to meet our tree protection standards in Section 3.2.1. DAVE PIETENPOL OF JIM SELL DESIGN MET WITH RALPH ZENTZ ON THE PROPERTY ON JUNE 13, 2008. JIM SELL DESIGN Page 3 THE OVAL PDP August 12, 2008 Wednesday afternoon, December 19th. Please contact me at 221-6206 if you would like to schedule for this time. Otherwise, we can coordinate a site visit for after the holidays. IAN SHUFF OF ALLER-LINGLE ARCHITECTS HAS SET UP A MEETING WITH ALYSON MCGEE AND ANNE ASPEN FOR THURSDAY AUGUST 13T". Number: 47 Created: 12/11 /2007 [12/11/07] In regards to the possibility of requesting a modification of standards for height, you certainly have the right to make the request per our Land Use Code. You will need to make a clear case for the modification based on one of the four rationales in Section 2.8.2 (H) of the Land Use Code. Other factors the decision -maker will consider in his or her deliberations include: impacts of the extra height on neighboring residential or historic properties, development vision for the TOD Overlay Zone/Mason Corridor area, the extent to which you go the extra mile to meet the TOD design guidelines that are applicable south of Prospect (Section 3.10). Should you proceed with the modification request, the first step will be to send me an electronic copy of the request letter and submit it with your formal application. We can edit the request together prior to the hearing. THE PROPERTY IS ZONED C-C (COMMUNITY COMMERCIAL) AND AS SUCH ARE LIMITED IN HEIGHT TO A MINIMUM OF 20' AND A MAXIMUM OF FIVE STORIES. THE PROPOSED DEVELOPMENT ANTICIPATES FOUR STORY BUILDINGS. Number: 52 Created: 12/11 /2007 [12/11/07] The architectural design will be subject to review based on Section 3.5.1, 3.5.2 and 3.5.3 of the Land Use Code. We will want to see a design that is carefully calibrated and detailed to tie into its surroundings. THIS PROJECT HAS BEEN DESIGNED TO ADDRESS PEDESTRIANS AT THE LAURAL AND HOWES STREET LEVELS WITH BRICK DETAILING, RECESSED STOREFRONT ENTRANCES AND CANOPY ELEMENT. THE CORNER ELEMENT OF THE BUILDING HAS BEEN PULLED INWARDS IN ORDER TO OPEN UP THE VIEW CORRIDOR AT THE INTERSECTION OF HOWES AND LAUREL. THE UPPER THREE LEVELS ARE RECESSED IN FROM THE BASE OF THE BUILDING TO HELP REDUCE THE OVERALL SCALE. MATERIALS OF BRICK, STUCCO AND HORIZONATAL LAP SIDING HAVE BEEN CHOSEN TO TIE INTO THE EXISTING 3 STORY BUILDING TO THE WEST, 2 STORY BUILDING TO THE NORTH, LARGER CAMPUS BUIDINGS TO THE SOUTH AND 1 AND 2 STORY HISTORIC RESIDENCES TO THE EAST. INDIVIDUAL UNITS ARE ARTICULATED TO BREAK UP THE OVERALL MASS OF THE BUILDING AND PROVIDE A VARIETY OF FENESTRATIONS. THE DISTIGUISHABLE BASE OF THE BUILDING ALONG WITH VERTICAL MASSING ABOVE WITH CORNICE ELEMENTS PROVIDE TRADITIONAL BUILDING DIALOG. Number: 53 Created: 12/11 /2007 [12/11/07] We encourage mixed -use in this area. As mentioned in more detail elsewhere in this letter, we also encourage active use of the outdoor spaces including for seating. If any Page 2 THE OVAL PDP August 12, 2008 Anne Aspen Senior City Planner City of Fort Collins 281 North College Fort Collins, CO 80524 (HAND DELIVERED) RE: The Oval PDP (formerly SAE Redevelopment or Oval Oaks) Dear Anne, The following is the response to the Staff Project Review Comments for The Oval: ISSUES: Department: Current Planning Issue Contact: Anne Aspen Topic: General Number: 56 Created: 12/11/2007 [12/11/07] The entire Land Use Code is on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. Please let me know if you need help locating or understanding a section of the LUC. ACKNOWLEDGED Number: 44 Created: 12/11 /2007 [12/11/07] This parcel is in the Transit -Oriented Development (TOD) Overlay Zone, so there is no minimum parking requirement for multi -family. ACKNOWLEDGED Number: 45 Created: 12/11 /2007 [12/11/07] A neighborhood meeting will be required for this project since it is in a residential area and near historic properties. Please contact me to schedule this meeting sometime before you formally submit your application. We will need at least 2 weeks plus one day to get the mailing to the neighbors out and you will need to provide us with an APO list 800' out from the perimeter of the site. THE NEIGHBORHOOD MEETING WAS HELD ON AUGUST 5, 2008 Number: 46 Created: 12/11 /2007 [12/11/07] Please contact me to schedule a site visit with Karen McWilliams to assess the existing historic properties in the vicinity of the project and discuss ways we will expect you to minimize or mitigate the impacts of this development. Karen and I are both available next JIM SELL OEGIGN Page 1