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HomeMy WebLinkAboutPECK APARTMENTS - PDP/FDP - FDP130031 - CORRESPONDENCE - (5)Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 0812012013 0812012013: No comments. Response: OK. Department. Zoning Contact. Peter Barnes, 970-416-2355, pbarnes@fcgov.com Topic: General Comment Number: 1 Comment Originated: 0810212013 0810212013: The trash enclosure is shown to be 6'8" in height. If it's taller than 6, a building permit will be required for it. If it's lowered to 6', then a permit isn't required. Response: The height of the enclosure has been reduced. 218 W Laurel Apartments. Page 12 of 12 LOCKWOOD ARCHITECTS, INC.. 415 E. Pitkin Street, Fort Collins, Colorado 80524 970.493.1023 Comment Number: 8 Comment Originated: 0812012013 0812012013: There are line over text issues on sheet Al. 1. See redlines. Response: Noted Department. Traffic Operation Contact. Ward Stanford, 970-221-6820, wstanford@fcgov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 0812312013 0812312013: 1. Please revise the Signing and Marking Construction Notes to state the Local Entity Traffic Engineer at all instances which currently state the Local entity Engineer. This is a permanent revision to the Fort Collins S&M notes. Please revise your NOTES file to reflect the revision. Response: OK. Topic: Site Plan Comment Number. 2 Comment Originated: 0812312013 0812312013: Site Plan states parking for 8 vehicles. Please label the parking/garage area on the plan. Response: OK. Comment Number. 4 Comment Originated: 0812312013 08/23/2011 If all 8 parking spaces are in the area shown on the Site Plans as "8' side yard at garages", please verify the trash enclosure and electric transformer meet LCUASS sight distance criteria for motorist backing out of the garage into the alley. Response: The transformer has been omitted and therefore is no longer an obstruction. Department: Transportation Planning Contact. Aaron Iverson, 970-416-2643, eiverson@fcgov.com Topic: Site Plan Comment Number. 1 Comment Originated: 0812312013 - Provide visitor bike racks near the front entrance - Suggestion: Consider enhance alley improvement similar to other enhanced alleys in downtown, for an improved pedestrian experience Response: Bike racks are proposed at the "main" entrance located on the east side of the building. This entrance will serve the vast majority of the tenants and is the best location for the bike racks. Alley enhancement is cost prohibitive for this small project and has not been entertained. Department: Water -Wastewater Engineering 218 W Laurel Apartments, Page 11 of 12 LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins, Colorado 80524 970,493.1023 on preserving the detention that is proposed until further notice. Response: OK. Department. Technical Services Contact: Jeff County, 970-221-6588, icounty@fcpov.com Topic: Building Elevations Comment Number. 1 Comment Originated: 0812012013 0812012013: No comments. Response: OK. Topic: Construction Drawings Comment Number: 2 Comment Originated: 0812012013 0812012013: Please correct the Subdivision name and the Range # in the sub -title on sheet 1. See redlines. Response: OK. Comment Number: 3 Comment Originated: 0812012013 0812012013: Please correct benchmark #2 on sheets 1 & 2. Benchmark 28-97 is gone, and was replaced with #1-11. See redlines. Response: OK. Comment Number. 4 Comment Originated: 0812012013 08/20/2013: There are line over text issues on sheets 3 & 4. See redlines. Response: OK. Comment Number. 5 Comment Originated: 0812012013 0812012013: Please correct the title on sheet 4 to match the index on sheet 1. See redlines. Response: OK. Topic: Landscape Plans Comment Number. 6 Comment Originated: 0812012013 08/2012013: There are line over text issues on sheet L 1.1. See redlines. Response: Noted. Topic: Site Plan Comment Number: 7 Comment Originated: 0812012013 08120/2013: Please add a legal description for the project property to sheet A1.1. Response: OK. 218 W Laurel Apartments, Page 10 of 12 LOCKWOOD ARCHITECTS, INC.. 415 E. Pitkin Street, Fort Collins, Colorado 80524 970.493.1023 are existing fire hydrants placed on West Laurel Street to the east and to the west of the property. The distance of each to the property are as follows: To the east 214 feet; and, the west 269 feet. Each within the 300 foot required distance. Department: Stormwater Engineering Contact: Wes lamarque, 970-416-2418, wlamargue®fcgoy.com Topic: General Comment Number: 2 Comment Originated: 0811912013 0811912013: This site is too small to have extended detention and it is also not required due to the site draining into the Udall Natural Area water quality ponds. Response: OK. Comment Number: 3 Comment Originated: 0811912013 0811912013: The LID techniques picked for this site need to be properly sized for the required volume. Discussions need to take place on the design of the bio-swale. Response: OK. Comment Number: 4 Comment Originated: 0811912013 0811912013: Please document the amount of new impervious area being proposed. Response: OK. Comment Number: 5 Comment Originated: 0811912013 0811912013: Proper landscaping in the bioswale is important for function and aesthetics. Specific details need to be discussed relative to this site. The city recommends turf grass from seed for the lower part of the pond near the sidewalk Response: OK. Comment Number: 6 Comment Originated: 0811912013 0811912013: The detention pond needs to spill into the sidewalk chase and not over the sidewalk. Response: OK. Comment Number: 70riginated: 0812312013 0812312013: The proposed detention pond needs to be relocated outside of the public right-of-way. Response: Understood. Comment Number: 8 Comment Originated: 0812312013 0812312013: The City is determining if quantity detention is necessary for this site. Please plan 218 W Laurel Apartments, Page 9 of 12 LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins. Colorado 80524 970.493.1023 Response: Per our review meeting with staff, it is now our intent to bring electric service to the property from the south west and avoid the need for a new transformer on -site. Electric meters will be located at the south west portion of the proposed building, on the west elevation. Comment Number: 3 Comment Originated: 0812112013 0812112013: Electric development and system modification charges will apply. Contact Justin for an estimate of these charges. Response: OK. Department. PFA Contact. Jim Lynxwiler, 970-416-2869, j1Ynxwiler@poudre-fire.orq Topic: General Comment Number: 1 Comment Originated: 0812112013 08/21/2013: FIRE LANES Fire Lanes shall be provided to within 150' of all portions of the building, as measured by an approved route around the exterior of the building. When fire lanes cannot be provided, the fire code official is authorized to increase the dimension of 150 feet if the building is equipped throughout with an approved, automatic fire -sprinkler system. 2006 International Fire Code 503.1.1 A meeting with the project team and PFA staff on 4-23-13 and follow-up email on 5-13-13, determined that the 30' wide, aerial fire apparatus access requirement would be negated if the overall height of the building is 30' or less. Currently, the proposed footprint puts the building out of general fire access by approximately 24'. As the fire marshal is currently out of town, 1 discussed this situation with Assistant Fire Marshal, Ron Gonzales and we believe the PFA can effectively overcome this condition on a fire scene and still operate to maximum effectiveness. As such, the current plan is acceptable given the 13-R sprinkler system. Please contact me if you require clarification or wish to discuss this issue further. Response: Good. Comment Number. 2 Comment Originated: 0812112013 0812112013: WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. Commercial hydrants are required to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter. 2006 International Fire Code 508.1 and Appendix B There are hydrants to both the east and west but it is unclear from submitted materials if this spacing is currently in compliance with code requirements. Response: We have field measured the distance of existing fire hydrants from the property. There 218 W Laurel Apartments, Page 8 of 12 LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins, Colorado 80524 970A93.1023 building is located within 1,000 feet of train tracks. Response: Understood, however, in completing the "Composite Wall or Assembly STC Calculator" for this building it has become apparent that the target of 40 is difficult to achieve and an overall STC of 39 will be persued. b)Low-flow Watersense plumbing fixtures (toilet, faucets, shower heads) are required. Response: Understood. d) Special combustion safety requirements for natural draft gas appliances. Response: It is the intent to utilize high efficiency direct vent appliances of 90% or better.. e) Low VOC (volatile organic compounds) interior finishes. Response: Understood. Contact: Todd Reidenbach, , Topic: General Comment Number: 6 Comment Originated. 0812012013 08/20/2013: Projects with three or more tenant units require the Unit Level Addressing form to be completed and submitted to the GIS Department once plans have met final approval through Development Review and are recorded with the City. This can occur anytime during construction, but before any utilities or address signs are installed. The Unit Level Addressing form can be obtained by contacting the GIS office at gis@fcgov.com or (970) 416-2483. Addressing will be determined by the GIS Department. Response: OK. Department: Light And Power Contact: Justin Fields, 970-224-6150, (fields@fcaov.com Topic: General Comment Number: 1 Comment Originated: 0812112013 08/21/2013: Each unit will need to be individually metered. Response: OK. Comment Number: 2 Comment Originated: 0812112013 08/21/2013: Coordinate the meter locations with Justin Fields, 970-224-6150. It may not be necessary to set a new transformer on site depending on the location of the meters. 218 W Laurel Apartments, Page 7 of 12 LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins, Colorado 80524 970.493.1023 Comment Number: 2 Comment Originated: 0812012013 0812012013: Please provide minimum size on new trees other than mitigation. Shade Trees 2.0 inch caliper Ornamental Trees 1.5 inch caliper Evergreen Trees 6 feet height Response: OK. Comment Number. 3 Comment Originated: 0812012013 0812012013: Please label the surface of the parkway area between the sidewalk and curb and the lawn areas in front of the building as New Irrigated Lawn. Response: OK. Department: Internal Services Contact: Russ Hovland, , Topic: General Comment Number. 1 Comment Originated: 0811912013 0811912013: Some of the building exterior walls appear to be closer than 10 feet to the property line and these will require fire -rated walls and limited openings. Response: Understood. Comment Number. 2 Comment Originated: 0811912013 0811912013: Fire sprinkling required. Response: Understood. NFPA 13-R fire sprinkler system is proposed. Comment Number: 3 Comment Originated: 0811912013 0811912013: Bedroom egress windows required below 4th floor regardless of fire sprinkling. Response: Understood. Comment Number: 5 Comment Originated: 0811912013 0811912013: Fort Collins Green Building Code requires: a)Upgraded insulation for buildings using electric heat or cooling Response: High efficiency gas fired furnaces are proposed for all living units. Some incidental electric heat may be provided at common spaces, eg: stair enclosure. b) Exterior walls and roof must meet a STC (sound resistance) rating of 40 minimum since the 218 W Laurel Apartments, Page 6 of 12 LOCKWOOD ARCHITECTS, INC.. 415 E. Pitkin Street. Fort Collins, Colorado 80524 970.493.1023 a foot in each direction with the culvert crossing also widened, to provide more buffer from the pedestrian from accidentally walking off the edge of the crossing. The concrete channel would also need to extend to Laurel Street. Coordination may be needed with Forestry on the construction of the drainage conveyance system with its potential close proximity to the existing tree. Response: OK. Comment Number: 3 Comment Originated: 0812112013 0812112013: The site plan indicates a building to alley separation depth of 17 feet and 3 318 inches. is this depth to the garage door? The garage door setback here would need to be 20 feet in accordance with Figures 7-11 F and 7-12F of the Larimer County Urban Area Street Standards. Response: Per discussion at staff meeting, the electric transformer as was shown will not be required and therefore eliminated. This will allow for this area to satisfy the 8' setback for vehicle access. The 20' garage setback, as discussed, therefore considered mute. Comment Number: 4 Comment Originated: 0812112013 0812112013: Figures 7-11 F and 7-12F also require the dedication of a 10' by 10' corner cut of right-of-way at the alley/street intersection. With the sidewalk and right-of-way not being along the same line, the actual corner cut would be less at about 7' by 7' from existing Laurel Street and alley right-of-way. Engineering would support a variance to instead have this area being a sight distance easement instead of right-of-way, that could overlap in a drainage easement. Response: OK. Comment Number: 5 Comment Originated: 0812112013 0812112013: A truncated dome detection panel would need to be installed on the Laurel Street sidewalkjust west of the alley in accordance with Drawing 803 of LCUASS. Response: OK. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tuchanan@fcgov.com Topic: Landscape Plans Comment Number, 1 Comment Originated: 0812012013 0812012013: There are 4 mitigation trees required. The mitigation trees should be sized as follows. Identify in the plant list and by direct labeling which trees are upsized. Shade trees 3.0 inch caliper Ornamental Trees 2.5 inch caliper Evergreen Trees 8 feet height Response: OK. 218 W Laurel Apartments, Page 5 of 12 LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins, Colorado 80524 970.493.1023 construction such as heavy gauge tubular steel with angle bars permanently attached to the pavement foundation. Fixed bicycle parking facilities shall be at least 2 feet in width and five and one-half (5%2) feet in length, with additional back -out or maneuvering space of at least five (5) feet." It does not appear this requirement is quite met. Is there another location to provide this? Since this project is located in the Transit Oriented Development Overlay (TOD) adjacent to CSU, high emphasis is placed on the accommodation of multi -modal transportation. Response: The site plan has been modified to accommodate this requirement. Please note that some landscape area had to be sacrificed to meet the back -out and maneuvering requirements. Comment Number. 2 Comment Originated: 0811612013 0811612013: On note number 8, since there is one building, the word "buildings" should be singular. Response: Done. Comment Number: 3 Comment Originated: 0811612013 0811612013: Please remove all utility information from the site plan (please keep on the Landscape plan). Response: OK. Comment Number: 4 Comment Originated: 0812212013 0812212013: The Signature block needs to be updated to say "Planning Director" not "Planning and Zoning Board" since this project will not be approved by Planning and Zoning Board. I will e-mail you the template. Response: OK. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General Comment Number: 1 Comment Originated: 0812112013 0812112013: in general it appears that drainage basins are being created that partially encroach onto Laurel Street right-of-way. If this concept is the case, the use of the right-of-way can't be encumbered by private site detention requirements and the drainage system (including the wall) would need to be moved outside of Laurel Street right-of-way. (The proposal may also be exceeding 4:1 grading in right-of-way, which wouldn't be allowed.) Response: Understood. Comment Number: 2 Comment Originated: 0812112013 0812112013: The culvert crossing along Laurel Street is required to have the sidewalk widened 218 W Laurel Apartments, Page 4 of 12 LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins, Colorado 80524 970.493.1023 is required to provide upsized mitigation trees. Please specify what trees will provide the mitigation value. For canopy trees they should be upsized to 3 " caliper, for ornamental trees, 2.5" caliper and evergreen trees 8 feet height. Response: OK. Comment Number: 4 Comment Originated: 0811612013 0811612013: An irrigation plan meeting the Code requirements outlined in Section 3.2.1(J) is required at time of building permit. Response: Understood. It is the developer's intent that the irrigation system will be provided as vendor design -build who will be responsible for providing an irrigation plan for permit. Comment Number: 5 Comment Originated. 0811612013 0811612013: With the recent streetscape standards adoption (appendix to the Larimer County Urban Area Street Standards), the standards provide a coordinated approach to the design and maintenance of parkway spaces. This project is required to properly irrigate and maintain the parkway in front of the property. Please call this out on the landscape plans and modify note number 6 on the landscape plans. Staff recommends turf installation in this application. Response: Note #6 on the landscape plan has been changed to address this comment. Comment Number. 6 Comment Originated: 0811912013 0811912013: The utility set shows a 5 foot wide L.I.D. swale with 2" of shredded wood mulch bisecting the front yard. This should be coordinated on the landscape plans. Staff has concerns regarding this treatment as during a rain event, wouldnl all the mulch just wash out into the R.O.W.? How can this LID Swale be better visually integrated with the character of the area? Response: This will be coordinated with the civil design for optimal function. Comment Number. 7 Comment Originated: 0811912013 0811912013: What is the height and material of the proposed landscape wall in front of the porch? Please call out on landscape plans. Response: This will be dependent on the civil and drainage requirements and will be coordinated as required. Topic: Site Plan Comment Number: 1 Comment Originated: 0811612013 0811612013: The code requires 12 bicycle parking spaces minimum with a minimum of 40% of those spaces (5) provided for in an exterior fixed bicycle rack. It appears that the bike rack will only accommodate 3 bicycles and the fixed bike rack is located directly in front of a door. The definition of "bicycle rack, fixed" states, "bicycle parking that allows the bicycle frame and both wheels to be securely locked to the parking structure. The structure shall be of permanent 218 W Laurel Apartments, Page 3 of 12 LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins, Colorado 80524 970.493.1023 Response: Window patterns on the south elevation have been modified per "suggestion." However, the developer has opted not to change the proposed stone in lieu of brick. The neighboring CSU structure mentioned has no brick of this nature and the owner/developer feels that the use of the stone is appropriate for this proposed project. The use of stone is currently present within the immediate area and is incorporated within many CSU buildings on and off campus. Comment Number: 3 Comment Originated: 0811612013 0811612013: Please add a note on the site plan that conduit, meters, vents ect. will be painted to match (3.5.1(1)), Response: This note has been added to the site plan notes. Topic: General Comment Number: 1 Comment Originated: 0811912013 0811912013: On sheet 4 of 6 of the utility set, it is noted that a landscape wall is proposed for the swale. What are the dimensions and material of this proposed wall? Please provide additional details. Response: OK. Topic: Landscape Plans Comment Number: 1 Comment Originated: 0811612013 0811612013: Could another crabapple be placed 4 feet from the gas line in the front yard paralleling the crabapple east of the sidewalk? It is understood that there is a water line, however the separation from water lines only needs to be 6 feet. This inclusion would assist in fulfilling the Code's full tree stocking requirement (Section 3.2.1 D). Response: An additional tree has been added as requested. Please update landscape note number 2, removing "any" and stating 10 feet from water mains, 6 feet from water/sewer lines. Response: Done. Comment Number. 2 Comment Originated: 0811612013 0811612013: For the existing American Elm, please add "to remain" similar to the other trees to remain. Response: Done. Comment Number: 3 Comment Originated: 0811612013 0811612013: On the plant list, the sizes of the plants should be called out in inches or gallons or height, per Section 3.2. l (D)(4). Canopy trees are minimum 2 " caliper, ornamental are 1.5" caliper. Evergreens are 6 feet height minimum and shrubs are 5 gallon minimum. This project 218 W Laurel Apartments, Page 2 of 12 LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins, Colorado 80524 970.493.1023 September 11, 2013 Courtney Levingston, Planner Community Development & Neighborhood Services 281 N College Avenue PO Box 580 Fort Collins, CO 80522 LOCKWOOD ARCHITECTS RE: RESPONSE TO STAFF COMMENTS, 218 W LAUREL APARTMENTS, FDP130031, Round Number 1 The following is a response to staff comments. Texts in italics are staff comments from conceptual review. Responses to comments are standard text. 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, Courtney Levingston, at 970-416-2283orclevingstonC fcgov.com. Comment Summary: Department: Current Planning Contact. Courtney Levingston, 970-416-2283, clevingston@fcgov.com Topic: Building Elevations Comment Number. 1 Comment Originated: 0811612013 0811612013: Please call out that the trash enclosure metal gates are painted (tan?) to match the enclosure (LUC 3.2.5(C)(5)). I am assuming the trash enclosure will be tan stucco. Response: Notes have been added to the elevations sheet; Gates steel frame and posts and bollards to be painted to match building trim color; stucco to match building 'Ian" color. Comment Number: 2 Comment Originated., 0811612013 0811612013: While there is not an obvious established character in this area, given the location project, it should incorporate specific design gestures on the south elevation. Staff suggests the windows on the south elevation be modified, to pick up a more traditional feel with 1-over-1 double hung windows or something similar. Staff also recommends incorporating the red -brown brick on the south elevation where faux stone is delineated. This material will assist with the cohesiveness of the design as well as meet the Land Use Codes compatibility standards (3.5.1(B)), as well as the Historic Preservation standards for new construction (3.4.7(F)(2). In terms of the Historic Preservation standards, the adjacent building located at222 W. Laurel, while owned by CSU, is individually eligible for landmark designation. That being said, 3.4.7(F) can apply to the extent feasible. This Craftsman style home features exposed rafters and bands of three multi -light windows. 218 W Laurel Apartments, Page 1 of 12 LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street. Fort Collins, Colorado 80524 970.493.1023