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Home My WebLink AboutPENNY FLATS - MAJOR AMENDMENT - 19-09 - CORRESPONDENCE -Penny Flats Major Amendment: Response to Comments .rune 8, 2009 The base is punctuated by a row of balcony elements serving the second floor units. The balconies serve to create a horizontal rhythm through repetition and also further reduce the scale of the structure as it meets the pedestrian spine. They also bring people onto the spine as this west facing exterior balconies should be useable year round. The structure above the base is articulated in a series of terraced forms of differing materials to help break up the mass of the building and step the building back away from the pedestrian spine. We have chosen to maintain the parking use at the grade level of this structure for a number of reasons. First of all, the development needs the additional parking and storage. Second, the parking use lowers the overall building height by as much as 2' over what we would achieve with a residential use. Third, we have questions about the marketability of the at grade units. The panels below the porch elements are solid at the base and glazed above to provide light into the parking structure. Between the porch elements are planters approximately 30" in height. The combination of the paneled fronts and the planters help to break up the horizontal extent of the base element and further reduce the scale of the building mass at it reaches grade level. Attached to this response letter are revised elevation documents encompassing the changes to the original application materials. Please let us know if you have any questions or any additional materials or revisions are required to proceed with our application. Thank you to all involved with this project for your efforts on our behalf. Sincerely, Daniel R. Romer, AIA Senior Architect, Coburn Development, Inc. drotner@cobumdev.com Page 5 of 5 Penny Flats Major Amendment: Response to Comments June 8, 2009 structures...." The design of building 3 should maintain its horizontality "to strengthen the visual ties among buildings" so that the new structure fits in with the historic. The pedestrian spine should be pedestrian -friendly at walking level. The new proposal for building 3 with a parking level at pedestrian height on the spine should be avoided. The spine should be articulated and animated for pedestrians and avoid blank walls. While we acknowledge that Building 3 is a significantly taller than the existing one story Trolley structure, the zoning on the site anticipates buildings of up to 6 stories and 85' in height. Part of the value of the Trolley structure is its unique difference from the surrounding zoning. The proposed building provides for the lowest practically feasible 6 story structure at approximately 65'. To help mitigate this difference scale, we have revised Building 3 in an effort to improve its contextual relationship to the historic Trolley structure. The first and second floors of the building have been revised to establish a substantial horizontal base element. This two story base element is proposed to be finished in brick of similar texture and color to the Trollev structure. Page 4 of 5 Penny Flats Major Amendment: Response to Comments June 8, 2009 phases. Bob Dehn at Front Range Fire Protection confirmed that this piece of equipment has adequate capacity to satisfy the 100psi requirement. Bob is available at (970) 290-9040 to respond to specific technical questions regarding the existing installation. Number: 10 Created: 5/14/2009 EMERGENCY ACCESS EASEMENT: The designated EAE must remain unobstructed at all times. The proposed amendment does not anticipate encroachments into or revisions to the designated EAE Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: WaterMastewater Number: 11 Created: 5/15/2009 [5/15/09] Provide information and calculations to show that the water and sewer service sizes will work for the additional units. Jonathan Sweet of Jim Sell Design, the civil engineer for the project, has performed these calculations. This data will be provided directly to Roger Buffington via e-mail communication from the engineer. Department: Zoning Issue Contact: Jenny Nuckols Topic: Zoning Number: 2 Created: 4/24/2009 [4/24/09] Please note the building heights on the elevation drawings. Acknowledged, see revised elevation drawings. Number: 3 Created: 4/24/2009 [4/24/09] Note the building heights on the elevation drawings. Acknowledged, see revised elevation drawings. Comments from Historic Preservation Planning: This project is reviewed under Section 3.4.7 of the Fort Collins Land Use Code. The new construction must be compatible with nearby historic structures "to the maximum extent feasible." Building 3, which is adjacent to the historic Fort Collins Trolley structure should not be increased in height. The code states: "To the maximum extent feasible, the height, setback and/or width of new structures shall be similar to those of existing historic Page 3 of 5 m Penny Flats Major Amendment: Response to Comments .rune 8, 2009 Acknowledged Department: Light & Power Issue Contact: Doug Martine Topic: Utility Plan Number: 1 Created: 4/23/2009 [4/23/09] Increasing the building sizes will likely require increased electric service sizes which may result in the need for larger (or more) transformers. All electric transformers (regardless of size) can accommodate a maximum of 48 service wires (12 per leg), not to exceed 500 kCm each. It appears this may already be a problem which could be compounded by an increase in electric service capacity. The current plan anticipates that a new transformer will be installed for the two buildings affected by the Major Amendment. Per discussion with Doug Martine, the primary service line running to the proposed transformer location has adequate capacity to service the proposed increased building size. If additional service wires beyond 48 are required to the actual service sizes, a connection cabinet may be required at the transformer location. The site has adequate space to accommodate this equipment if needed. The secondary service is routed through conduits encased in the existing concrete deck of the garage. We have reviewed the quantity of conduits with our electrician and it appears that there are an adequate number of conduits to service the anticipated loads for the enlarged buildings illustrated in the amended application with aluminum service wires. If the space is short for aluminum wire we have the option of revising to copper wire, so we are confident that servicing the proposed building will be feasible Department: PFA Issue Contact: Carie Dann Topic: Fire Number: 8 Created: 5/14/2009 HIGH-RISE BUILDING: Buildings with a floor used for human occupancy located more than 75 feet above the lowest level of fire department vehicle access are high-rise structures and are required to meet all applicable provisions set forth in the 2006 IFC for emergency voice/communication system, fire command center, smoke control and emergency generator, as well as other fire -protection requirements. The amended design does not anticipate floors used for human occupancy that are more than 75' above the lowest level of fire department access. Number: 9 Created: 5/14/2009 FIRE PUMP: You will need to ensure that the current fire pump can meet the hydraulic demand of the additional building height. Every standpipe is required to supply at least 100 psi to the top floor. The existing fire pump is a design/build installation provided by Front Range Fire Protection. This pump is common to the project and is designed to serve current and future Page 2 of 5 COBURN June 10, 2009 City of Fort Collins Current Planning Department 281 N. College Avenue Fort Collins, CO 90524 Penny Flats Major Amendment: Response to comments dated May 20, 2009 from City of Fort Collins regarding the Major Amendment Application submitted April 20, 2009 Following is a list of the comments received from the City of Fort Collins with our responses listed in bold blue text. ISSUES: Department: Current Planning Issue Contact: Dana Leavitt Topic: General Number: 5 Created: 5/13/2009 [5/13/09] The work done with Gary Schroeder during the original PDP process should be revisited for the changes to buildings 3 & 4. You can contact Gary at 970-221-6395. Also contact Norm Weaver at 970-416-2312 to explore new options for solar applications. The proposed buildings will incorporate similar energy efficiency measures to the building currently complete at 204 Maple Street. Substantial measures installed in that building are as follows: - Recycled content cellulose insulation. R50 at ceilings and R21 at walls - High efficiency combination heating and domestic hot water system. 90% efficient hot water heating appliance. - High performance glazing - Occupancy sensing lighting controls in the common areas - Energy star appliances - Evaporative cooling for common area make-up air supply - Roof structure is solar ready for PV panel installations. Department: Engineering Issue Contact: Marc Virata Topic: Engineering Number: 4 Created: 5/12/2009 [5/12/09] Engineering does not have any comments under the assumption that the construction plans do not require any changes as a result of this major amendment; it doesn't appear an amendment to the development agreement is required as well. Should the drawings or documents require changes, additional comments may result. PLANNERS DESIGNERS ,BUILDERS 1811 PEARL STREET BOULDER, CO 80302 (303) 442-3351 FAX (303) 447-3933