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RETREAT AT 1200 PLUM ST. - PDP - 34-08 - CORRESPONDENCE - (5)
�_ �IVNR NNotY,N, R F T..WII • mYN •r— F�CN - RICR�°�YfGulfNl2 Nltlt ♦ t 1 it f9T , OYNFF: YBIA TIY ALMA r IF.IIRFN/TY NdIstSfAC ° roxv mm s r I ° � -A3 I WLMy .r ®N ! .� I u:�s11 LEGS o. t '10 �o m Ll p e m «. 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Current Proposal The Retreat at 1200 Plum St PDP i J A'A/'!'A F'AWM GAYYA I LEGEND: FAl' Of LAYYA r I P111 Off 1 roposed`�- oderground- Blormwater �rllIt 1[1 I � r�°fYrn /.n.n.,,.�/... E W e �B ,o NOTES: t! lb A rVt; beNIAYINiF •" ,• _ ,w,c,_._a,r v.w.v.n dY µ� �� w n,...m.rr ww,r. >.u• �� Y. 6. rA YIA YI.YISTNI' / uL.kAl.1 na / ": Z A::rl � ya 8 0 a� ..., ....._ r F Z J Q W JJ W W rr tiJ W a� _ > cn�� r r. c.em.. c.q d. UTILITY PLAN APPNOVAL ~ o � ....." U1 4 Number. 11 Created: 11 /6/2008 [11/6/081 Location of storm sewer in Plum needs further discussion and work. It currently does not meet the separation requirements from the 20-inch water main. Department: Zoning Issue Contact: Peter Barnes Topic: Zoning Number. 1 Created: 10/30/2008 [10130/081 The proposed trash enclosures for Bldg's A and B don't comply with Section 3.5.1(IK1) of the LUC. They need to be at least 20' from a public sidewalk or street. They are closer than 20' to the sidewalk. Number: 2 Created: 10/30/2008 [10130/08] The applicant's Preliminary Design Review response letter states that an alternative compliance request to reduce the setbacks along the public streets is included. didn't find that request in the materials I received. Was such a request in compliance with Section 3.5.2(Dx2)(a) received explaining how their plan complies with the review criteria? Number 3 Created: 10/30/2008 (10/30/08] We'll need a parking layout for all floors of the parking structure, showing circulation, parking dimensions, drive -aisles, handicap parking, etc. Be sure and return all of your redlined plans when you re -submit. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at (970) 221-6206. Sincerely, Anne H. Aspen Senior City Planner Page 11 Number: 57 Created: 11/12/2008 [11/12/08] Water quality mitigation is required. Methods that are approved in the Urban Drainage Manual will be accepted. Any other methods may be accepted if approved by the City's Water Quality Committee. Tree wells are currently being investigated to see if they will be accepted as water quality mitigation devices. Number: 58 Created: 11/12/2008 [11/12/08] All quantity and quality detention and/or mitigation needs to be out of the right-of- way. Number: 70 Created: 11 /14/2008 [11/14/08] The ponding depth at the sump location along Plum Street needs to be documented for the 100-year storm. All new structures need to be one foot above the peak water surface elevation. Number: 71 Created: 11 /1412008 [11/14/081 If a pumped detention pond is proposed with the next submittal, the City's current pumped detention pond criteria needs to be adhered to. Number: 72 Created: 11114/2008 [11114/08] Due to the existing storm sewer being so shallow, and the overall condition of pipe, replacing the storm sewer at a lower depth may be an option worth exploring. This could help depth issues with the detention pond. Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: WaterMastewater Number: 6 Created: 11 /6/2008 [11/6108] The water and sewer mains in the amenity area must be abandoned and MH and FH moved to appropriate locations to the south. The final locations will depend upon what happens with the Columbine R.O.W. vacation. Additional easements may be needed. Number: 7 Created: 11 /6/2008 [11/6108] The sizes of the domestic water services are needed now to determine if there is adequate space for the meter pits/vaults. Provide water service sizing calculations for review. The vaults for 3" and 4" meters are approximately 8 feet wide by 9.5 feet long. Number: 8 Created: 11 /6/2008 [11/6108] Include a demolition plan showing all existing water/sewer services with appropriate notes on abandonment or for protecting in place. Number: 9 Created: 11/6/2008 [11/6/08] At final, label all valves, connections, and pipeline accessories. Number: 10 Created: 11/6/2008 [11/6108] Will the parking garage need a fire line for fire sprinkler system and/or a domestic water service for maintenance activities? Page 10 Number: 61 Created: 11/12/2008 [11/121081 Columbine Street does not need to remain a public street to accommodate a transit stop. Please coordinate with Nicole Hahn at Transfort (970.224.6195) to determine the transit stop details. Number: 62 Created: 11/12/2008 [11/121081 The existing pedestrian shortcut through the fence along the north property line must be maintained and connect into the proposed internal sidewalk network. Please see red lines on the site plan for additional detail. Number: 63 Created: 11/12/2008 [11/121081 The sidewalk on the south side of the proposed parking garage must be expanded to the western property line to connect to the existing pedestrian shortcut. Please see red lines on the site plan for additional detail. Number. 64 Created: 11/12/2008 [11/12/08] The fence along the southern property line appears to be under your control. The site plan indicates that a pedestrian connection to the south will be established. Please clarify if this is the case, or what steps will be taken to ensure permanent pedestrian access to the south. Number: 65 Created: 11/12/2008 [11/12/081 The intersection bulb -outs should be expanded to include the pedestrian crossing. Please see red lines on the site plan for additional detail. Number. 66 Created: 11/12/2008 [11/12/08) The trash enclosure driveways must be crossable for both pedestrians and the handicapped. Number: 67 Created: 11/12/2008 111/12/081 The proposed bicycle racks are located too far from the building entrances, and would block the sidewalks when full. Transportation Planning recommends that, at a minimum, bicycle parking be moved closer to the building entrances to provide better security. It is further recommended that as much indoors bicycle parking be provided as possible in either the buildings or the parking garage. Number: 68 Created: 11/12/2008 [11112/08] The amount of bicycle parking is not sufficient given the number of students in the development and the proximity to campus. Please consider providing additional bicycle parking. Department: Stormwater-Water-Wastewater Issue Contact: Wes Lamarque Topic: Stormwater Number: 53 Created: 11/12/2008 (11/12/08] The site is required to provide quantity detention down to the 2-year existing rate for the 100-year storm. Existing impervious area is exempt from this requirement. Number: 54 Created: 11/12/2008 [11/12/08] The parking garage is situated over 2 existing basins, which this proposal is going to redirect all flows onto Plum Street. This can be done if the flows are detained down to the 2-year existing rate for the one basin that currently drains towards Plum Street. Page 9 essentially unusable by fire department apparatus; this hydrant should be moved south, so if is directly adjacent to the street. 97UFC 901.2.2.2 Number: 76 Created: 11/17/2008 [11/17/081 KNOX BOX: FC Light and Power stated during the meeting that they will require a "Knox Box" be installed so that they can access equipment. PFA will not allow its fire - suppression Knox Box(es) to be used by non -fire entitieslf there are multiple security boxes used by various City/PFA departments, they must be clearly labeled as to their use. KNOX BOX REQUIRED Poudre Fire Authority requires a °Knox Box" to be mounted on the front of every new building equipped with a required fire sprinkler system or fire alarm system. 97UFC 902.4; PFA BUREAU POLICY 88-20 Number. 77 Created: 11 /17/2008 [11/17108] FIRE DEPARTMENT CONNECTION Fire department connections shall be installed remote from the buildings, and located on the street or fire lane 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. If possible, a fire hydrant shall be located within 100 feet of the FDC. PFA Bureau Policy Number: 78 Created: 11 /17/2008 [11/171081 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. Number: 79 Created: 11/17/2008 [11117108] 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. 97UFC1210.4 and Appendix I-C Number. 80 Created: 11 /17/2008 [1ill 7./081 HAZARDOUS MATERIALS NOTE: This comment pertains to the swimming pool and jetted tub(s). Toxic, corrosive, or reactive materials, or flammable/combustible liquids (as defined in the Uniform Fire Code) if used, stored, or handled on site, must have a Hazardous Materials Impact Analysis (HMIA) completed and supplied to the Planning Department and the Fire Department. (What do you have? How much? How do you prevent it from being a public threat?) FCLUC3.4.5 Department: Transportation Planning Issue Contact: Matt Wempe Topic: Site Plan Number: 59 Created: 11/12/2008 [11/12/08] Please include the attachments for the TIS, including the pedestrian and transit LOS worksheets. Number: 60 Created: 11 /12/2008 [11/12/08] Transportation Planning would accept either a 5-foot parkway with a 5-foot detached sidewalk or a 10-foot attached'sidewa►k with tree wells. This is based on the reduced right-of-way proposed by the developer, subject to approval by Engineering. Page 8 2) The site distributed traffic shown on Figure 5 does not seem to be in line with the development plan. The plan shows a 314 space parking structure on the south side of Plum Street whereas the traffic study shows most site traffic turning to the north on Blue Bell/Scott. It seems that most traffic would park in the structure. The traffic study should be revised to reflect that and the need for any street improvements should be re-evaluated given the change in distribution. Number: 50 Created: 11 /11 /2008 [11/11/081 With the concerns expressed by Traffic Engineering on the traffic study, depending on the results of a potentially revised study and review and approval by Traffic, any required auxiliary lanes would be additional design and right-of-way to accommodate. Department: PFA Issue Contact: Carle Dann Topic: Construction Plans. Number. 73 Created: 11/17/2008 (11/17/081 REQUIRED ACCESS A fire•lane (Emergency Access Easement) is required on the private access drive west of the parking structure, and on every non-public street (if any are so dedicated). This fire lane 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 (30 feet for buildings three or more stories in height). If a fire lane cannot be provided, the building shall be fire sprinklered. 97UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1 -Number: 74 Created: 11 /17/2008 (11/17/081 TURNING RADII Minimum turning radii for emergency -response apparatus on any fire apparatus roadway is 25 feet inside, 50 feet outside. UFC 902.2.2.3 Number. 75 Created: 11/17/2008 [11/17/08] 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 farther than 300 feet to the building, on 600-foot centers thereafter • Residential within Urban Growth Area, 1,000 gpm at 20 psi residual pressure, spaced not farther than 400 feet to the building, on 800-foot centers thereafter • Residential outside Urban Growth Area, 500 gpm at 20 psi residual pressure, spaced not farther than 400 feet to the building, on 800-foot centers thereafter. These requirements may be modified if buildings are equipped with automatic fire sprinkler systems. PLEASE NOTE: The fire hydrant currently located north of Columbine Street is Page 7 Topic: Construction Plans Number: 42 Created: 11/11/2008 [11/11/08] The grading plan needs to show existing grading contours, improvements (curb, gutter, walk, etc.), and property boundaries (right-of-way and easements) to demonstrate that the limits of construction are appropriate and can be built without needing permission from adjacent properties. Number. 43 Created: 11/11/2008 [11/11/08] The Plum Street roadway sheets need to show existing and proposed contours, crown line, right-of-way, easements, curb and gutter, sidewalk, street striping, line and curve data, etc. (Enlarging the scale such that the Plum Street area is larger would help in keeping the information clear.) This will help in demonstrating whether right-of-way dedication is satisfied. Number: 44 Created: 11/11/2008 (11/11/08] There's a portion of Plum Street shown to be proposed at .141/16 abutting Aster Street. With the limits of construction implying that this area is being rebuilt, can the substandard .14% grade be corrected? A variance to the street standards would be required for evaluation should this not be corrected. Number: 55 Created: 11/12/2008 [11/12/08] Will there be instances of manholes within the bike lane or on the bike lane stripe? Topic: Plat Number: 51 Created: 11111 /2008 [11/11/08] Technical Services has the following comments: 1. Plat matches legal, plat closes good; areas good. 2. Plat needs note indicating how streets are dedicated or if no info please say so. We have info on parts of Plum and on Scott Avenue. 3. Line over text issues on site and landscape plans. Number: 52 Created: 11/12/2008 [1 Ill1108] The plat dimensions Columbine, Plum, Aster and Scott but does not indicate what these are. Please show what the full widths are of these roadways that are at the boundaries of the plat (what is the full width of Columbine, Aster, Plum, Scott) by showing abutting property lines. Number: 56 Created: 11/12/2008 [11/12/08] I'm assuming emergency access easements will need to be dedicated on the plat for areas outside of the public right-of-way that PFA will need for access (such as the dead end drive aisle south of Plum along Scott). Topic: Traffic Number: 49 Created: 11/11/2008 [11/11/08] Joe Olson, City Traffic Engineer has the following comments: 1) On page 4, the existing turning movement counts do not balance between the two intersections shown. 1 would like an explanation as to this discrepancy or have it corrected. Page 6 Number: 18 Created: 11/10/2008 [11110/08] Access ramps are needed on the west side of Columbine Street (if remaining a public street), east side of Aster Street (if remaining a public street), and east side of Scott Avenue. Access ramps are need on the opposite side of the t-public-street intersection. (LCUASS 16.3.1.A.2) Number: 19 Created: 11/10/2008 [11/10/08] Show how existing improvements on Bluebell Street north of the development tie into the proposed improvements (sidewalk, curb and gutter, etc.) Number 20 Created: 11/11/2008 [11/11/08] In conjunction with #17, it appears that sidewalk is needed to be added west of Building E on the south side of Plum. Flow does the proposed sidewalk abutting Building E tie into the existing network to the west? Number. 45 Created: 11/11/2008 111/11/08] The plans (site and construction) do not label the proposed curb/wall feature shown on S-2 of the site plan, which appears to separate the water quality detention areas (which again, per #13 is not allowed within (ght-of-way). Please identify on both plans. Please also keep in mind that these raised (or sunken) objects are required to be offset from the public walk per LCUASS detail 16-1. Should an object still be proposed, this needs to be offset, or the sidewalk widened to the required offset. Number. 48 Created: 11 /11 /2008 [11111/08] The plans don't appear to show any cross connectivity to Scott Street from the property to the east. Is this intended? The drawings appear to show the existing driveway out to Plum Street is closed but no connection to Scott as well. What is the plan for the construction of Scott Avenue with regards to the existing use to the east? Number. 69 Created: 11/12/2008 [11/12/08] After meeting with the developer and consultants, we're amenable to a cross section for Plum Street that slightly differs from the standard: the road width shall remain at 40' (assuming no auxiliary lanes are needed) and an attached sidewalk of 10' (implement street trees in tree wells) is utilized, resulting in a 60' right-of-way. The final utility easement width (as needed by the utilities) shall also be indicated as an access easement. Topic: Site Plan Number. 46 Created: 11 /11 /2008 [11/11/08] The site plan details show a 1.5' curb and gutter section for Plum Street, our standard LCUASS detail 701 specifies a 2.5' total curb and gutter section (2' gutter and .5' curb). Number: 47 Created: 11/11/2008 [11/11/081 The site plan street sections show 7' bike lanes along Plum Street when 8' is required and bike lanes on Bluebell and Aster where presumably parking should instead be. Please revise the Plum Street cross section in accordance with our collector without parking cross section. Page 5 [11/11/o8] Add these landscape notes: • The soil in all landscape areas, including parkways and medians, shall be thoroughly loosened to a depth of not less than eight (8) inches and soil amendment shall be thoroughly incorporated into the soil of all landscape areas to a depth of at least six (6) inches by tilling, discing or other suitable method, at a rate of at least three (3) cubic yards of soil amendment per one thousand (1,000) square feet of landscape area. A permit must be obtained from the City forester before any trees or shrubs as noted on this plan are planted (add "planted" to landscape note 21), pruned or removed on the public right-of-way. This includes zones between the sidewalk and curb, medians and other city property. This permit shall approve the location and species to be planted. Failure to obtain this permit may result in replacing or relocating trees and a hold on certificate of occupancy. Department: Engineering Issue Contact: Marc Virata Topic. General Number: 4 Created: 11/6/2008 [11/6/08] The neckdowns of both Bluebell Street and Aster Street should be eliminated and a 30' flowline to flowline width (15' half street on Aster) needs to be maintained. The 30' width gives more room at the intersections for vehicles and bicycles and given the existing widths of the two streets north of the development being closer to 40', reducing the roadways to less than 30' is not desirable. Number: 5 Created: 11/6/2008 [11/6/08] The 80' of Columbine Street shown to remain as right-of-way is problematic to Engineering and should be vacated as part of the approval for the project. Number. 12 Created: 11/10/2008 [11/10108] As was previously commented on in the PDR, 66' of full width right-of-way in accordance with our collector without parking standard needs to be provided for with the proposed project. Number: 13 Created: 11/10/2008 [11/10/08] As was previously commented on in the PDR, no encroachments onto public right-of-way should take place. The proposed pumped underground storage within Aster Street will not be allowed as long as Aster Street is public right-of-way. (Should Aster Street become private via a vacation of the right-of-way, this would no longer apply). In addition, the use of the public right-of-way (parkway strip between sidewalk and curb) for water quality from the development is also a private encroachment onto public right-of-way that will not be allowed. Number. 17 Created: 11/10/2008 [11/10/08] The plans seem to show that the flowline is being altered (and possibly reduced?) on both sides of Plum Street. Please provide information such as a demo and/or existing conditions plan for information. (Show how flowlines along Plum Street tie into existing flowlines west of Columbine Street). A signing and striping plan should be provided should the flowline be altered. Page 4 Number. 41 Created: 11/11/2008 [11/11/08] This project does not meet Section 3.5.2 (C) (2). You will need to reconfigure the buildings or request a modification of standards per Section 2.8.2(H). Topic. Landscape Plan Number: 32 Created: 1 Ill 1/2008 [11/11/081 We will review details of the landscape plan in Final Plan review. You'll need to meet the landscape standards for the parking garage. Can you fit trees in along parking garage's eastern edge? Or maybe vines on trellis structures? Topic. Elevations Number. 23 Created: 11/11/2008 [11/11/081 Please label elevations east, west, etc., not typical. What you are labeling "front" appears to be on the side streets and what you are labeling "end" appears to include the Plum St elevations. This is odd to me considering that the majority of students will approach either on foot from Campus or from the parking garage across the street. Are all doors at the ground level operational entries into the project? Number. 33 Created: 11/11/2008 [11/11108] We need to review elevations of the parking garage structure, the trash enclosures, and any details such as fences. Label elevations with cardinal points, not `Typical front and end". Show trash enclosures on appropriate elevations. Number. 34 Created: 11/11/2008 [11/11/08] Indicate colors and materials on elevations. Prepare a colored elevation rendering, colored perspective or at least material board and submit prior to your administrative hearing. Number. 35 Created: 11 /11/2008 [11/11/08] 1 did not receive a lighting plan to review. Lighting plans need to include a photometric plan and fixtures that meet Land Use Code standards in Section 3.2.4. Fixtures should be shown (cut sheet drawing or photo) on the plan. Fixtures need to be down - directional, full -cutoff and fully shielded to minimize glare and light spill onto neighboring properties or rights -of -way. Lighting levels should be as low as possible while still providing security. Maximum lighting level is 10 fc. Department: Forestry Issue Contact: Tim Buchanan Topic: Landscape Plan [11/11/08] The applicant should not use Mancana Ash. The following canopy shade trees could be used to add to the species diversity of the project: • Honeylocust • Kentucky Coffee Tree • Bur Oak • Chinkapin oak [tv11/ ] Water quality detention areas in parkways should be placed at least 8 feet away from the trunk of street trees (resulting in 16 feet of lineal parkway for root growth). This is to provide adequate soil volume for future root growth of street trees. Currently some are 4 feet away from street trees. Page 3 i the lines of communication to be open early on. If you do not have a neighborhood meeting, you run the risk of surprises at the administrative hearing. Please contact me to arrange this meeting. Topic. Site Plan Number: 26 Created: 11/11/2008 [11/11/08] Will there be a fence between Buildings C&D and 737 Columbine? Number: 27 Created: 11 /11 /2008 (11/11/081 Trash enclosures are not to standard —they are too close to sidewalks. This standard may be modified if requested. Additional screening or enhanced enclosures may improve the chances of a modification being granted. Number. 28 Created: 11 /11 /2008 [11/11/08] More detail is needed on the exterior resident amenity area. Will fencing or landscaping be needed? Number: 29 Created: 11/11/2008 [11/11/08] All ramps should be designed to be directional. Number. 30 Created: 11/11/2008 [11/11/08] Unless all parking levels are identical, each level needs to be shown on the plans. Number. 31 Created: 11/11/2008 (11/11/08] Street lights are provided by the City's Light and Power department. Please coordinate with them to locate them on your plans. Adjust landscaping as necessary to accommodate street lights. Number: 36 Created: 11/11/2008 [11/11/08] Bike facilities need to be closer to entrances in order to be convenient for residents and guests. Number: 37 Created: 11/11/2008 (11/11/08] Where are the bike racks for Buildings C & D? How about the west side of Buiding B? Number: 38 Created: 11/11/2008 [11/11/08] Consider providing covered and/or secured bike parking in the main level of the parking garage for added amenity for the students. Number: 39 Created: 11/11/2008 [11/11108] Dimension parking spaces on site plan. Show typical dimensions and dimensions for HC spaces and any others that are unusual, such as the tandem spots. Number. 40 Created: 11/11/2008 [11/11/08] Where will mechanical equipment be located? If on the roof, it will need to be located so it is not visible from the streets or else it will need to be screened. Page 2 WAL)STAFF PROJECT REVIEW QtvofFmtCOMM VFR Designs Date: 11 /17/2008 Jason Holland 401 W Mountain Ave Suite #201 Fort Collins CO 80521 Staff has reviewed your submittal for The Retreat at 1206 Plum St PDP - Type I, and we offer the following comments: ISSUES: Department: Current Planning Issue Contact: Anne Aspen Topic: General Number: 14 Created: 11/10/2008 [11/10/081 The following departments or agencies have responded that they have no issues or concerns with the project as proposed: Water Conservation, Neighborhood Services, Park Planning, Poudre R-1 School District, and GIS. Number: 15 Created: 11/10/2008 (11/10/08] Rick Lee in the Building Inspection department reminds you that you will need to meet the building codes and standards that he has offered, which you can find in your redline packet. He also reminds you that you will need to schedule a required pre -submittal code review meeting with him. Number. 16 Created: 11/10/2008 [11/10/08] Comcast responds that they need a 6-foot utility easement on the south side of Lot 1 to accommodate existing facilities. Comcast will not vacate this easement unless the property owner agrees to pay for the relocation of the Comcast facilities. Number 21 Created: 11/11/2008 [11/11108] Keep in mind that if the parking serves the project only, it is considered accessory to the residential. If others are allowed to use it, it becomes a primary use and would be subject to Planning and Zoning Board review. Number: 22 Created: 11 /11 /2008 [11/11/08] Per Section 4.18(D)(2), the residential use proposed is not considered a secondary use since the property is fewer than 10 acres. However, you will need to - demonstrate in your planning objectives how the project contributes to the overall mix of land uses within the surrounding area. Number: 24 Created: 11/11/2008 [11/11/08] This project is located within the TOD Overlay Zone, so there is no minimum required parking called out in the Land Use Code. This allows you the freedom to meet your parking need in creative ways, including across the street. Be aware that the responsibility of providing adequate parking falls on you. Number. 25 Created: 11/11/2008 [11/11/081 Though one is not required for these uses on this site, I strongly urge you to have a neighborhood meeting since this project is completely surrounded with much lower density existing residential uses. A neighborhood meeting Is a good will gesture and allows Page 1 I 12 story Parking Structure I with 224 spaces OlY •..AIr MM� i�ON .T I�R � As presented at the Preliminary Design Review in June 2008 74 i4. O w YYP�411M� s y HIM A R o n a 1 1 T .�.r 1 ET El L_ _ _� - _ Amenities Area �mmmm msoss msoss ©sons ®sons ®sss moon I.asa�a.mn-ash e w. PLW Nlr. 110 units LEVELS 2-6 PLAN t�z I � I 1 ® M Z as O F � 1 `•iiJi• aovim A1.2 Number. 28 Created: 6/12/2008 [6/12/08] Development fees and water rights will be due at time of building permit. Credit will be given for existing accounts where service are abandoned. Department: Environmental Planning Issue Contact: Dana Leavitt Topic: General Number: 60 Created: 6/18/2008 (6/18108] Any trash enclosures proposed for the project shall comply with Section 3.2.5 of the Land Use Code. Number. 61 Created: 6/18/2008 [6/18/081 The City is encouraging all building owners to integrate green building practices into all new projects. The LEED program is a good starting point for such practices. The City has several green building services available to owners of residential buildings, and is looking to work on multi -family projects. It is strongly recommended that you pursue the opportunities available. Please contact Dana Leavitt (970-224-6143) to discuss these services and programs. The Integrated Design Assistance Program (IDAP) is run by Gary Schroeder, in the Utilities Department. Please call him at 970-221-6395 to discuss your project. Department: Advance Planning Issue Contact: Karen McWilliams Topic., Zoning Number. 22 Created: 6/11/2008 [6/11108] The buildings and structures that are 50'years old and older will need to go through the demolition/alteration review process, to determine if they would qualify as " individually eligible" for future Landmark designation. If so, it could potentially affect the development plans. However, HP staff visited the site, and in staffs opinion, the building's would not likely qualify for individual eligibility, and no Hist. Pres. issues are forseen. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at (970) 221-6206. Sincerely, Anne H. Aspen Senior City Planner Page 9 being addressed by other City projects. The model used in that master plan may be useful to the design engineer. The flooding in this area is due to local runoff. Number: 41 Created: 6/13/2008 [6/13/08] There is a private storm sewer in the driveway of the apartments to the north of the site. The amount of drainage to the area from this site cannot be increased unless it can be documented the storm sewers have the capacity for it and it is in a public drainage easement. Number. 42 Created: 6/13/2008 [6/13108] Having the parking structure's first floor 5 to 6 feet below grade could present some challenges. The criteria requires that the building openings be one foot above the depth of flow in the street. Other than elevation and option might be to use a flood gate to meet that criteria. Number. 44 Created: 6/13/2008 [6/13/08] 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. Number. 45 Created: 6/13/2008 [6/13108] The city wide development fee is $4,420.00/acre ($0.1015/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. Number. 46 Created: 6/13/2008 [6/13/08]A drainage and erosion control report and construction plans are required and they must be prepare6by a Professional Engineer registered in Colorado. Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic. Water/Wastewater Number: 23 Created: 6/12/2008 [6/12/08] Existing water mains and sanitary sewers in the area include: 20-inch water main and 8-inch sewer in Plum; 6-inch water main and 6-inch sewer in Aster; 6-inch water main and 8-inch sewer in Blue Bell; 6-inch water main and 6-inch sewer in Columbine. Number: 24 Created: 6/12/2008 [6/12/08] Each building must have separate water and sewer services. Number: 25 Created: 6/12/2008 [6/12/08] If there is commercial space which is not accessory to the multi -family, separate water and sewer services must be provided to that commercial space. Number: 26 Created: 6/12/2008 (6112/08] Downstream sewer capacity is being evaluated. More information will be provided when that work is complete. Number: 27 Created: 6/12/2008 [6/12/08] Existing water/sewer services to these properties must be used or abandoned at the main. Page 8 Number. 33 Created: 6/12/2008 [6/12/08] 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. Number. 34 Created: 6/12/2008 [6/121081 KNOX BOX REQUIRED: Poudre Fire Authority requires a "Knox Box" to be mounted on the front of every new building equipped with a required fire sprinkler system or fire alarm system. 97UFC 902.4; PFA BUREAU POLICY 88-20 Number: 35 Created: 6/12/2008 [6/12/08] 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. 97UFC1210.4 and Appendix I-C Number: 36 Created: 6/12/2008 [6/12/08] 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). PLEASE NOTE: The parking structure should be addressed off Bluebell Street, not Plum Street. 97UFC901.4.4 Number 37 Created: 6/12/2008 [6/12/08) STREET WIDTH: PFA and other departments will get together to discuss how diagonal parking would affect access on the public streets. Department: Transportation Planning Topic. General Number: 48 Issue Contact: Kristin Kirkpatrick Created: 6/17/2008 [6/17/08] In the next round, Transportation Planning would like to see details for connectivity including bike parking. We are requesting a Pedestrian Level of Service Analysis in your traffic study. Our concerns include internal connectivity within the site, pedestrian visibility at the parking garage and connectivity outside of the site. In addition, we will help coordinate the transit stop on Plum St. with Transfort. Department: Stormwater-Water-Wastewater Issue Contact: Glen Schlueter Topic: Stonnwater Number: 39 Created: 6/13/2008 [6/13/08] The storm sewer in Plum is undersized and it acts as a bubbler at its connection to the storm sewer in Shields Street. In an effort to relieve the flooding at Plum and Aster the City did lower the curb and gutter on the north side of Plum but was restricted by the grade of Shields St. to completely relieve the flooding situation. The master plan identifies the depth of flooding to be one foot. Number: 40 Created: 6/13/2008 [6/13/08] This area is not in a designated floodplain so floodplain criteria will not apply. Instead the drainage criteria manual defines the criteria for development. The design engineer will need to further define the flooding using more detailed topography. There are models available from the master plans but there may need to be more detail added to them to better define the existing site conditions. The engineer can use that base information to show no impact with the redevelopment. The Canal Importation Master Plan does discuss spills from the Larimer #2 and the New Mercer ditches that flow down Plum St. but they are Page 7 possible empty 4" conduit in Bluebell St. that will have to be verified by Light & Power field crews. ' Number: 18 Created: 6/10/2008 [6/10/08] If you have a fire pump you will need to have a separate service to the transformer. Number: 19 Created: 6/10/2008 [6/10/08] Each unit must be metered individually. If you go with 3 - phase service you will need to use 5 - socket meters instead of 4. Coordinate transformer locations within 10' of an all-weather drive over surface. Need to submit a C-1 form and One -Line diagram showing power requirements for each building. Department: PFA Issue Contact: Carie Dann Topic: Fire Number: 29 Created: 6/12/2008 [6/12/08] SPRINKLER REQUIREMENTS: The proposed structures shall be equipped with approved, automatic fire -sprinkler systems (NFPA 13). Also, depending on the configuration, size, etc., the lower level of the parking structure shall be required to be equipped with automatic fire sprinklers. Number: 30 Created: 6/12/2008 [6/12/08] 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. Also, a standpipe system (without fire pump) is required for the parking structure. Number: 31 Created: 6/12/2008 [6/12/08] 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 farther than 300 feet to the building, on 600-foot centers thereafter • Residential within Urban Growth Area, 1,000 gpm at 20 psi residual pressure, spaced not farther than 400 feet to the building, on 800-foot centers thereafter • Residential outside Urban Growth Area, 500 gpm at 20 psi residual pressure, spaced not farther than 400 feet to the building, on 800-foot centers thereafter. These requirements may be modified if buildings are equipped with automatic fire sprinkler systems. 97UFC 901.2.2.2 Number: 32 Created: 6/12/2008 [6/12/08] FIRE DEPARTMENT CONNECTION: Fire department connections shall be installed remote from the buildings, and located on the street or fire lane 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. If possible, a fire hydrant shall be located within 100 feet of the FDC. PFA Bureau Policy Page 6 Number: 21 Created: 6/11/2008 [6/11/081 The proposed trash collection area doesn't comply with Section 3.5.1(1)(1). It needs to be at least 20' from a public sidewalk or public street. Department: Engineering Issue Contact: Marc Virata Topic: Engineering Number: 12 Created: 6/9/2008 [6/9108] The project will be required to dedicate right-of-way in accordance with our major collector standards. 66' of full width right-of-way is the standard for a major collector, which then requires 33' of total half street right-of-way along the property, with a 9' utility easement behind the right-of-way. There may be concerns with the hot tub area placement as a result. Number: 13 Created: 6/9/2008 [6/9/08] Please ensure that adequate sidewalk/roadway connectivity is maintained for "through" traffic in the area and no encroachments onto public right-of-way are maintained. Number. 14 Created. 6/9/2008 [6/9/08] The parking garage access off of Bluebell Street will need to be looked at for sight distance and grade concerns onto public right-of-way. Number: 20 Created: 6/11/2008 [6/11/08] A utility coordination meeting is strongly suggested (which includes utility providers outside of the City) to discuss the various aspects of the project, given the density, infill nature, parking garage, and proposed right-of-way vacation. Number: 47 Created: 6/16/2008 [6/161081 Other general comments: - Street Oversizing and Larimer County Road Impact Fees are required through Engineering. Contact Matt Baker for an estimate of these fees. - Additional comments may be made at the time of a more detailed design. - Construction plans, a development agreement, and development construction permit (DCP) will be required. Department: Light & Power Issue Contact: Rob Irish Topic: General Number. 15 Created: 6/10/2008 [6/10/08] Developer will be responsible for Electric Capacity Fee, Building Site and system modification charges for this development. Credit will be given for the number of single- family residences that are being torn down up to 125amp each. There will be no square footage or front footage charges. Number: 16 Created: 6/10/2008 [6110/O8] Please field locate and show existing electric facilities on the plan set so we know where potential conflicts will be. Any relocation or modification to existing utilities will be at the developer's expense. Number: 17 Created: 6/10/2008 [6110/08] 3 - phase power to this site could be difficult. Nearest 3 - phase available is at the corner of Baystone Dr. & Wagner Dr. or running along City Park Avenue. There is a Page 5 Number: 55 Created: 6/18/2008 [6/18/08] A neighborhood meeting is not required for this project but since the area is largely residential, I recommend holding one in order to open the lines of communication with neighbors early in the process. If you elect to hold a neighborhood meeting, contact me to coordinate the logistics of the meeting and to facilitate the meeting. Number: 56 Created: 6/18/2008, (6/18/08] You will need to set up an appointment to submit your application with the Development Review Center front counter at 221-6750. Incomplete submittals will not be accepted. Number: 57 Created: 6/18/2008 [6/18/081 As Shelby told you at the PDR, your project will not be considered a boarding house. Your project is in fact the kind of project that directly addresses the issues in our single family neighborhoods that prompted the Three Unrelated ordinance in the first place. According to Section 3.8.16(E)(2), all you'll need to do is request more than 3 per unit in your submittal and show how you meet the associated requirements. You can do this as a part of your "Planning Objectives." Number: 58 Created: 6/18/2008 [6/18/081 If you have not already, it would be wise to follow up on the items below sooner rather than later: Contact Marc to schedule your utility coordination Contact Karen McWilliams in our Historic Preservation office at (970)221-6078 or kmcwilliams@fcgov.com to review the Demo/Alt process required for this project. Contact Tim Buchanan to schedule a site visit to assess existing trees Contact the owners of the single family residence at the northwest corner of Plum and Columbine to see whether they might be amenable to the vacation of ROW. Department: Zoning Issue Contact: Peter Barnes Topic: Zoning Number: 1 Created: 6/5/2008 [6/5/08] The property is in the CC (Community Commercial) zone. Multi -family dwellings are allowed subject to a Type 1 review. Number: 2 Created: 6/5/2008 [6/5108] The property is in the Transit -Oriented Development Overlay Zone. As stated in the applicant's Project Description, there is no minimum off=street parking required for this type of use in the TOD overlay zone. As a point of reference, a minimum of 218 parking spaces would be required if this were not in the TOD. The project is proposing 224 parking spaces, which would be in excess of the minimum number of required. Number. 5 Created: 6/5/2008 [6/5/08] Since the building is taller than 40% the Building Height Review standards in Section 3.5.1(G) apply. Number. 6 Created: 6/5/2008 [6/5108] At least 7 handicap parking spaces are required based on the 224 parking spaces proposed. Page 4 Topic: General Shelby filled in for me at the PDR meeting since I was on vacation but I will be the project planner for this project from here out. Please contact me at 221-6206 or aasoen(cDfcgov.com with any questions you have. Number: 49 Created: 6/18/2008 (6/18108] The entire Fort Collins Land Use Code (LUC) is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm Number: 50 Created: 6/18/2008 [6/18/08] This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards, and Division 4.18 CC -Community Commercial District. Number. 51 Created: 6/18/2008 [6/18/08] We've just launched a very comprehensive easy-to=use development review guide at fcgov.com/drg which you can use as a resource during development review. You've just completed Step 2. Check it out for step-by-step info and links to every resource you need at your fingertips. Number: 52 Created: 6/18/2008 [6118/08] When developing your plans for submittal, pay particular attention to the following sections of the Code: • 3.2.1. Landscaping and Tree Protection (you will need to protect existing trees, provide street trees and planting beds, mitigate significant trees to be removed etc. to current standards) • 3.2.2 Access, Circulation and Parking (parking dimensions, HC accessible parking requirements, etc.) • 3.2.4 Site Lighting • 3.2.5 Trash and Recycling enclosures o 3.5.1 Building Standards including 3.5.1(G) Special Height Review for buildings over 40 feet tall • 3.5.2 Residential Building Standards • 3.8.16 Supplemental Standards - Three Unrelated • 3.8.19 Supplemental Standards - Setback regulations • 3.10 Transit -Oriented Development (TOD) Overlay Zone Standards (since your project is north of Prospect, this standards are not required but are a great set of guidelines for the project.) • 4.18 Community Commercial District Standards Number: 53 Created: 6/18/2008 [6/18/08] 1 will have more detailed comments once I have more detailed plans to review. Number. 54 Created: 6/18/2008 [6/18108] An exhaustive list of submittal requirements for this type of project is available at http://fcgov.com/currentplanning/pdf/project-dev-plan.pdf. There is a submittal checklist at http://fcgov.com/currentplanning/pdf/pdp.pdf. Please let me know if you have any questions about the requirements for your submittal. Page 3 parking areas and public facilities as are necessary to adequately serve the occupants of the development and to protect the adjacent neighborhood". The applicant's submittal should address how the plan satisfies the criteria set forth in Section 3.8.16(E)(2). #5 — Marc Virata responds that the sidewalks abutting the property don't appear to be wide enough for ADA, either additional sidewalk to widen the width will be needed, or removal of the sidewalk (and likely curb section as well) and replace with detached sidewalk will be needed. In addition, the transportation impact study (TIS) will need to look at pedestrian connectivity and the result may require offsite sidewalk connectivity. Finally the TIS will also need to look at Transit level of service, which with combined with the site planning for the site, may identify the need for a bus stop (with a possible pull out) abutting the property. #6—Anne Aspen comments that unfortunately the City has no jurisdiction to require the phone company (Qwest) to underground existing phone lines. You'll need to work directly with Qwest to arrange undergrounding. Contact Terry Speer with Qwest at 970-377-6405 to get started. #7—Glen Schlueter comments that normally an increase in impervious area of 5000 square feet is allowed in the Old Town Drainage basin without providing onsite detention. However in this case there has been frequent flooding in the area of the intersection of Aster and Plum. Therefore the design engineer will need to prove that there are no adverse impacts due to redevelopment of the site. That means there may be a need for onsite detention with a 2 year historic release rate for water quantity or the site may have to detain more than normal to show no adverse impacts. Water, quality treatment is also required as described in the Urban Storm Drainage Criteria Manual, Volume 3 — Best Management Practices (BMPs). Extended detention is the usual method selected for water quality treatment. Parking lot detention for water quantity is allowed as long as it is not deeper than one foot. #8 —Glen Schlueter responds that the only requirement we have is that any fluids used in washing of the floors not be discharged into the storm sewer. Instead it must be washed into a vault or Stormsceptor so that it can be collected and disposed of offsite. #9—Dana Leavitt comments that existing trees on the property will require review and evaluation by Tim Buchanan, City Forester, 224- 6361. Contact Tim to schedule a site visit of your property. #10 — Marc Virata replies that we're open to allowing angled parking provided, though it appears likely that additional street widening will be needed for the use of angled parking in order to maintain sufficient through lane widths. On Aster, angled parking is fine only on the west side (with parallel remaining on the east side) assuming again that proper through lane movements are maintained. #11 — Peter Barnes replies that building setbacks are required for residential uses in the CC zone. Those are found in Section 3.5.2(D). These standards are at least 15' from any street ROW line, 8' from the rear lot line, and 5' from an interior side lot line. The covered entries and enclosed stairways are subject to these setback regulations. Page 2 STAFF PROJECT REVIEW City of Fort Collins Date: 6/18/2008 Staff has reviewed your submittal for Retreat at 1200 Plum Street - Preliminary Design Review, and we offer the following comments: ISSUES: Department: Current Planning Issue Contact: Anne Aspen Topic. Your Questions #1— Marc Virata comments that City Transportation Staff would likely support the vacation of Columbine Street right-of-way for its entire length to Plum Street. There are several caveats to this: - The ultimate approval/denial authority for right-of-way vacation is through City Council. - All affected property owners are routed for comment as well as utility companies. Should objections to the vacation of the right-of-way occur from property owners and/or utility companies, City Transportation would not likely support the vacation. - Vacated street right-of-way is split between adjoining property owners. The portion of Columbine Street that abuts the not -a -part property at the NWC of Columbine Street and Plum Street would obtain half of the Columbine Street right-of-way. It would appear that the applicant would have to acquire that property owner's portion of Columbine Street as part of the development. - The timing of an approved right-of-way vacation will need to be discussed further. It's likely that first the right -of --way is vacated with the area being retained as a utility, drainage, access and emergency access easement. Upon the removal of the street and the building and utility services currently associated, then the easements can be vacated and the parking structure then built. - City Transportation Staff does not see a benefit only vacating the portion of Columbine Street that is within the proposed development.'. #2 — Marc Vlrata comments that: Engineering administers the Transportation Development Review Fee (TDRF) and a copy of the fees pertaining to the TDRF can be provided. #3 - Marc Virata comments that he is not aware of any plans to widen Plum Street at this time. Please note that analysis through a required traffic study might demonstrate the need for the project to construct road widening on Plum Street to allow for a dedicated left turn lane from eastbound to northbound. #4 — Peter Barnes responds that a boarding house unit (extra occupancy rental) is not permitted in a mulit-family dwelling. Such use is only allowed in a single-family or duplex building. However, Section 3.8.16(E)(2) allows for an increase in the occupancy of a dwelling unit in a multi -family dwelling. Therefore, it's possible to allow the 4 bedroom units to be occupied by more than 3 unrelated people. That section states:, "With respect to multiple -family dwellings, the decision maker may, upon receipt of a written request from the applicant and upon a finding that all applicable criteria of this Land Use Code have been satisfied, increase the number of unrelated persons who may reside in individual dwelling units. The decision maker shall not increase said number unless satisfied that the applicant has provided such additional open space, recreational areas, Page t Project Description The Retreat @ 1200 Plum is planned to be a luxury student housing apartment complex consisting of 110 units and 280 beds on 1.8 acres. The site is one block west of Colorado State University on the 700`h block of West Plum St. The project is 5 stories and totals approximately 109,000 SF. There will be 20, 1 bedroom/1 bathroom units, 50, 2 bedroom/2 bathroom units, and 40, 4 bedroom/4 bathroom units. Units will range in size from 533 SF — 1,301 SF. The units will be configured in two separate 5-story buildings. The building bounded by Aster St and Bluebell St will be 5 levels of residential with a courtyard in the center that will include an open-air plaza and pathway. The building bounded by Bluebell St and Columbine St will feature a first level leasing office and clubhouse with residential in levels 2 through 5. The planned development will have transitional architecture and be surrounded by mature landscaping. Community amenities that the property will feature include: an oversized hot tub, a state of the art fitness center, a library/technology center, study lounge/intemet cafe, a semi- covered/enclosed courtyard, on -site management, and an outdoor pool. Unit amenities will include furnished apartments, in -unit laundry machines, balconies, and private bedrooms that will include a queen -sized bed and study center with easy chair. Parking will be provided behind the residential building bounded by Bluebell St and Columbine St in a 2-story parking structure (3 total levels including the below grade section) and with limited street level parking. In order to build a parking garage, Bluebell Street will need to be vacated as part of the development process. Since this property is in the Transportation Overlay District (TOD) no parking is required but for leasing purposes it is essential. The project will include 224 spaces (0.8 spaces per bedroom). Vehicular traffic will access the property on Bluebell St. or Columbine St by way of the garage. The garage will be double T construction and will feature 2-way traffic with a turnaround area at the end of each level. Pedestrian access to the property will be from entrances on Aster St, Bluebell St, and Plum St. The property will feature two elevators and six staircases. The current improvements on the site are nine single-family homes that were built in the 1950's and are rented to students. The addresses of the houses are as follows: 725, 729 Aster Street, 731-734 Bluebell St., 735,736, 738 Columbine St. Tenant leases at the property run through May of 2009. However, the landlord has the right to terminate the leases at anytime with 120 days notice and by returning security deposits and paying one months rent for tenant moving expenses. The houses will be relocated and reused as part of another development by the current owner of the property Mike Jensen of Fort Collins Real Estate. The planned development is zoned CC (Community Commercial) and has apartment buildings ranging in heights of 2-4 stories north and east of the property with a mix of older single family homes and apartment buildings south and west of the property. This project is very similar to the other uses in the area and would take students from the surrounding single- family home neighborhoods and place them within a short walk of campus in a modern, comfortable, environmentally -friendly living environment. 1. Open one end of the building (U shape) creating an Egress Court, people can walk out to the public way. 2. Create an egress passageway (1-hour fire rated tunnel, section 1021) at ground level that allows people to escape without re- entering the building. The egress passageway can have doors at each end or be open to exterior. On Nov 11th, applicants for this project attended the required pre - submittal code review meeting with Building Services and were informed of these issues. . On Dec 3rd architect Kory Harris sent me a drawing of the building with a proposed egress tunnel. After review with Mike Gebo it was approved and Kory was notified. The proposed tunnel did not significantly affect the building design. This potential requirement would eliminate much of our amenity space (swimming pool, cabana, etc.) and require significant redesign of some buildings, despite the fact that some of them are only three stories high.' Fire Staff apologizes if they mistakenly thought that some of these proposed structures are four stories in height. The elevations submitted show the lowest buildings as being four stories in height. The requirement to which Mr. Fehlberg refers is that fire apparatus have access to at least one long side of the building, and the unobstructed width of this fire apparatus access road shall be at least 30 feet for a building three or more stories in height. The roadway needs to be at least 30 feet wide because our apparatus is 20 feet wide, and for taller buildings, apparatus must be set back farther from the building for operations in higher stories. We are not requiring access around the entire perimeter of the building (a "surround and drown" mentality), merely one of the longer sides. Furthermore, emergency access is not just for fire vehicles; it also provides access for medical units and police vehicles. The latest site plan shows that the main entrance for proposed Building D is approximately 100 feet from the closest access point on Columbine Street, via a 6-foot- wide sidewalk. This distance is not acceptable for any type of emergency response. I have met with Anne Aspen, Marc Virata and the developer's consultants on two occasions in the past two weeks, for an hour each time, and have proposed numerous location/configuration changes for Buildings C and D that would provide acceptable emergency access and still incorporate a swimming pool. I would be happy to continue to meet with Jason to resolve our access issues." Building Code issues: Our adopted 2006 International Building Code, section 1026 requires emergency escape openings (egress windows) for all sleeping rooms in R occupancies (dwellings) below the 4th floor (required since the 1960's). However exception # 1 in this section removes this requirement for buildings that are equipped with an automatic sprinkler system. We know the building will be sprinkled because IBC section 907.2.3 requires it. By local amendment (#39) Fort Collins has deleted exception # 1 and requires the egress windows below the 4th floor. The two 5-story buildings have an open air courtyard in the center with bedroom windows opening into it. People escaping from those windows are trapped by the building and must re-enter the building to escape... not allowed by code. There are 2 possible solutions to the problem: that take access will be demolished with this project. The developer wants to vacate only a portion of the roadway. However, with the proposed development absorbing the street into its program, there is no longer a public benefit to the City owning and maintaining any portion of Columbine Street. Where a roadway becomes a benefit to only one property owner, the entire street must be vacated. Please note that this is not a new comment and has been indicated as one of the comments since the preliminary design review meeting. Aster Street There is still a question on the feasibility of utilizing Stormwater detention within Aster Street from a volume requirement standpoint and overall effectiveness of the design. We understand and are open to low impact development techniques that address flows in the public right-of- way that are not generated by development. Please note that utilizing Aster Street for the private benefit of on -site detention and water quality treatment requirements is extending a private benefit into the public right-of-way. We are not in favor of accepting private flows onto a public system and the liabilities that may result. As such we will not allow private detention (and private water quality) in the public right-of-way. This could be solved by the vacation of this street and placing the property in private hands. As Aster Street serves other properties, the vacation of Aster Street would require come coordination with the neighbors in this area. Again, please note that a comment was made at the preliminary design review meeting noting that no encroachments into the public right-of-way would be allowed. Overall, given the design currently presented, both Aster Street and Columbine Street would need to be vacated in their entirety. This would address the concerns of a street no longer serving a public purpose (Columbine Street) and a street that has private uses within the right-of- way (Aster Street). City Engineering staff has offered solutions and has agreed to the implementation of alternative designs that are not to the exact standards currently in place but that do not detract from the public good. For example, in recognition of the constraints within the general area, we have agreed to a reduced right-of-way requirement along Plum Street from 66' in total right-of-way to 60' which provides 6 feet of additional area for the development to utilize. In addition, we have agreed to vary the utility easement width from the standard 9' to a reduced width provided the utility providers are amenable to the reduction." Poudre Fire Authority issues: "Mr. Fehlberg wrote that `the Fire Department has stated that its ladder trucks must be able to park adjacent to the longest side of each building. Stormwater issues: "The Stormwater Utility has been and is supportive of the proposed Retreat student housing project on Plum Street. We are totally open to innovative stormwater practices for urban settings, but cannot support non -sustainable practices that make downstream flooding worse or are in violation of our stormwater discharge permit. In working with the developer's engineer, we have grandfathered in the existing imperviousness on the site. This is a major concession and has the effect of reducing the detention requirement for the project in spite of the fact that runoff from this site already contributes to flooding problems downstream. In addition, staff has suggested the engineer consider a host of Low Impact Development techniques that can be used to reduce runoff in urban settings. We have repeatedly been told that any change from what they have apparently already decided to do will kill the project. Focusing only on economic considerations is not sustainable since it totally discounts social and environmental perspectives. With some reluctance, we have also offered to allow underground detention provided they use a gravity outfall as opposed to a pumped discharge. Staff does not consider pumping of stormwater to be a sustainable practice. In order to obtain a gravity outfall, a new storm sewer may have to be extended east on Plum to Shields. Because this alternative replaces an existing storm sewer, we would be open to discussions on cost sharing. With respect to water quality, there are many new, innovative methods of providing this treatment. We have offered to meet with the developers engineer to discuss Low Impact Development (LID) approaches to providing water quality treatment. The Stormwater staff is working hard to be supportive of this project. At the same time, however, there are some real challenges facing the developer due to the intensity of the proposed development." Engineering issues: "David Freeman of Glenwood Intermountain Properties submitted letters dated December 8 requesting to use permeable pavers on Aster Street and requesting partial vacation of Columbine Street. Engineering staff elevated the requests to Jeff Scheik for review and consideration with the following outcome: Columbine Street Columbine Street serves as the access roadway to Plum Street for several existing homes. This proposal changes that since all the existing houses �Y Of Fort:Cottins onto a public system and the liabilities that may result. As such we will not allow private detention (and private water quality) in the public right-of-way. Waivers The waivers you mention are our community's safeguards to ensure that as we transition to more and more urban development we will continue to work on identifying the creative solutions to make the plan work with your assistance to meet the needs of the development and the community at large. Next Step I suggest that your team and our team meet at your earliest convenience as an entire group. I find it prudent for all of the reviewing agencies to understand the interdependent nature of the Key Issues stated above and that by modifying one element of the plan, such as a building reconfiguration, a ripple of impacts affecting another Department may undoubtedly occur. I recommend that your Project Manager directly coordinate with the City's Director of Current Planning, (Steve Dush - 970-221-6765), to initiate this meeting and I suspect it will be similar in format to the Concept Review Process. On behalf of Darin, we recommit to you that our staff will continue to work with you and your consultants in a timely, creative and collaborative manner to review the solutions that your consultants present, cognizant of the time constraints that you are under. Please let me know what else I can do to help you realize this project. Sincerely, Diane Jones Deputy City Manager /sek cc: Darin Atteberry, City Manager Steve Dush, Current Planning Director �� Fort colhns as copies of the Annotated PDR plan; PDR staff comment letter; Annotated PDP plan and PDP staff comment letter for your convenience. Fire Key Issues Buildings C and D need to be accessible to emergency personnel including fire, police and ambulance. It is my understanding that staff has offered some alternatives that would necessitate some building reconfigurations, yet still yield the same amount of units and not compromise the planned amenities such as the swimming pool. The next step to address this is to meet with our team again to outline options that will address the ability for not only adequate Fire access, but also access for other emergency vehicles and recognize that building modifications may be one of the needed changes. Building Code Issues On the issue of the courtyards, this issue has been resolved with an enclosed fire rated tunnel. Stormwater Key Issues Staff cannot support non -sustainable practices that make downstream flooding worse or are in violation of our stormwater discharge permit. The Stormwater Utility is supportive of the proposed project and is totally open to innovative stormwater practices for urban settings, yet the options must be sustainable and not increase downstream flooding; they also cannot violate our discharge permit. I understand that Staff, in working with your engineer, grandfathered in the existing imperviousness on the site. This is a major concession and has the effect of reducing the detention requirement for the project in spite of the fact that runoff from this site already contributes to flooding problems downstream. I also understand that staff has suggested that your engineer consider a host of Low Impact Development techniques that can be used to reduce runoff in urban settings yet has been met with resistance. With some reluctance, staff has also offered to allow underground detention provided they use a gravity outfall as opposed to a pumped discharge. Water Quality. There are many new, innovative methods of providing this treatment and I understand that staff has and will continue to meet with your engineer to discuss Low Impact Development (LID) approaches to providing water quality treatment, which is a high priority for the City. Rest assured that the Stormwater staff is working hard to partner with your team to see this project become a reality and both groups need to work at compromises to address the real challenges facing this site. Engineering Key Issues Public streets cannot be used for accepting private flows due to liability issues and streets must be vacated in their entirety. With respect to the roadways and specifically Columbine Street, when a roadway becomes a benefit to only one property owner, the entire street must be vacated. In terms of Aster, the vacation or non -vacation of Aster is directly related to water quality and stormwater mitigation. Staff is working with your team to identify solutions and it appears that volume requirements could be met. However staff does not support accepting private flows 2 cit- - O f City Manager's Office City Hall F&tcollins 300 LaPorte Ave. Box 580 Fort Collins, CO 80522 970.221.6505 970.224.6107 - fax fcgov. com January 14, 2009 Rondo Fehlberg President Glenwood Student Communities 1425 North University Avenue, 2nd Floor Provo, UT 84604 Dear Rondo, After speaking with Darin, he asked me to respond to you regarding your proposed development on Plum Street in Fort Collins. I apologize that this letter did not go out sooner. I enjoyed our telephone conversation and agree that your higher density student housing project will be a great addition to the CSU community and the community at large for many reasons. I'm sorry.that you have encountered frustration in the development review process. I understand that the project has undergone a major design overhaul with the addition of the lot on the south side of Plum, and 87 additional units. I have checked and found that so far, the staff review of your project has taken 5 weeks-2 weeks for preliminary design review and 3 weeks for the first round of staff review. As you know from your experience in student housing, infill and redevelopment projects are never straightforward. As you mentioned in our conversation, there remain some outstanding issues and our staff is eager to work with and help you achieve a workable design for this site. I'm glad that you have had positive interactions with our Light and Power staff. All staff members involved are versed in urban design issues and stay abreast of best practices for urban design and sustainability. I'm told that the individuals assigned to your project were chosen because of their extensive experience with infill, redevelopment and urban settings. The Land Use Code standards that apply to this project include the new Transit -Oriented Development (TOD) Overlay Zone standards, which specifically encourage higher density urban infill and redevelopment by lifting minimum parking requirements that apply to green field development. My understanding of the key issues that need to be addressed on your project are ones that impact health and life safety. I would like to outline the Key Issues along with the next steps, so we have a shared understanding of what needs to be addressed and the process whereby we can work together to find a mutually acceptable solution. Please note that I have provided as an attachment a more detailed description of the following Key Issues as provided by Staff as well are requesting would require waiver and/or approvals at higher levels within the City administration. It is not our intent to lobby for inappropriate concessions or unsafe designs. Everything we are seeking has been proved in practice elsewhere and is consistent with national and international codes. Further, we have relied on the encouragement of City officials to proceed with the acquisition of this property and significant additional financial commitments. And while we don't mind being a pioneer for this type of walkable urban student community, we also don't want to feel we are trapped between two inconsistent municipal philosophies. Once again, Darin, we apologize for adding to your already overloaded schedule. But, as we mentioned last week, student housing has a very narrow window in which projects must be commenced in order to open for the upcoming school year. Delays are not measured in weeks and months of additional expense, but in student rental commitments tied to the University school year - a month of delay could cost us a years worth of revenue. We have approached you in the hope that your leadership will quickly clear up the inconsistencies and confusion we have mentioned. Thank you for your patience in listening to our concerns. We look forward to completing the acquisition of the Plum street properties and commencing construction on this project. Rondo Rondo Fehlberg, President Glenwood Student Communities 1425 North University Avenue 2nd Floor Provo, UT 84604 Office: (801) 342-4800 Fax: (801) 342-4996 Cell: (801) 361-6392 Email: rfehlbera analenwoodaro.net >>> Diane Jones 1/28/2009 4:01 PM >>> Hi Jim: Yes. A letter w/attachements went out from me to Ronda a couple weeks ago. I will ask Sarah K to send you a copy. Let me know if you need anything else. Thanks! Diane >>> Jim Hibbard 1/28/2009 10:40 AM >>> Diane, On December 2, Darin received the following email from Rondo Fehlberg, developer of a proposed student housing project in the 1220 Block of West Plum. The planning staff with input from Engineering and Utilities, drafted a response for Darin. Tauny indicated to me that Darin may have passed this issue on to you. I have been contacted by the developer and am trying to get a copy of what (if anything) may have gone out. Are you aware of anything regarding this? Do you know if a response went out to Mr. Fehlberg? Thanks. Jim >>> "Rondo Fehlberg" < rfehlbera glenwoodaro.net > 12/2/2008 4:35 PM >>> Darin, Thank you for taking time out of your busy schedule to meet with us last week at Starbucks. We are also grateful for your expressions of support for our proposed Plum Street project. As promised, attached are copies of our current renderings and floor plans. We are excited about the Plum Street project and think it will be a great addition to the Ft. Collins and CSU communities. As we discussed, the primary reasons we chose Ft. Collins for this project were the University's student growth projections combined with the stated desire by both the City and the University to develop a more urban walkable community with higher density student housing located within comfortable walking distance to campus. We were gratified by the initial reception we received from Planning and other City departments as we began conceptual work on the Plum Street project. We were encouraged to pursue a higher density, multi -level design that could justify the land acquisition and entitlement costs of the project and would be consistent with the City's objective to reduce the infiltration of students into residential neighborhoods. Before we expended significant non-refundable earnest monies and stage two design costs we met again with City officials, showed them our preliminary designs, and were encouraged to proceed. Unfortunately, as we mentioned last week, as we have moved further into the PDP process we have encountered an increasing number of roadblocks that could significantly increase our costs and render the project uneconomic. For example, we have suggested possible storm water retention and distribution solutions that -are used routinely in urban developments elsewhere but, after encouraging conceptual discussions, the City has rejected our proposals in favor of traditional surface retention that is impractical (and cost prohibitive) in an urban setting. In addition, the International Fire Code, adopted by most cities and metropolitan communities, allows a developer to waive the general requirement that all windows have direct access outside the perimeter of each building as long as the buildings are sprinkled, as ours will be. The Building/Fire Departments do not recognize this widely utilized exception, thus eliminating the possibility of courtyards which are essential to higher density multi -level development. Further, the Fire Department has stated that its ladder trucks must be able to park adjacent to the longest side of each building. This potential requirement would eliminate much of our amenity space (swimming pool, cabana, etc.) and require significant redesign of some buildings, despite the fact that some of them are only three stories high. In fairness to City staff, it has not all been bad news. The Power Department initially rejected our plans and design as being contrary to policy and preferred practice but, after studying our plans and project design, said in essence, Oh, this is an urban design. We can make this work. They have been great to work with, even suggesting optimizations that have further reduced the costs of our electrical installations. As we discussed, I think much of this apparent conflict is a function of departmental guidelines and regulations that were implemented with a more suburban community in mind and do not reflect the Citys current desire to move to a more urban development model. This seems to be borne out by our experience with the Power Department and by comments by some in other departments who have said the designs we