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Home My WebLink About120 CHERRY ST., CHERRY ST. STATION - PDP - 9-05 - CORRESPONDENCE - (13)tandem spaces that are 3 deep. I would recommend that the parking modification not be approved. For instance, If someone wants to leave or access space #7 at the same time that someone is trying to leave from space #T-2; they may have ,a considerable wait to get to or from space V. They may need to reduce the number of dwelling units. Number: 3 Created: 3/3/2005 [3/3/05] Label the street on the plans. Is parking allowed on Cherry in this block? If not, where are customers and employees going to park? Even though we don't require parking for commercial uses, we should be concerned if there is not adequate street 'parking. Number: 4 Created: 3/3/2005 [3/3/05] Show building footprint dimensions on site plan. 3 Number: 5 Created: 3/3/2005 [3/3/05] Where are the 6 bike parking spaces referenced in the parking notes? Number: 6 deleted i Created: 3/3/2005 Number: 7 Created: 3/3/2005 [3/3/05] Dimension property lines on site plan. Number: 8 Created: 3/3/2005 [3/3/05] General note #9 discusses the building height criteria found in 3.5.1(G)(1)(a). Have they also submitted the shadow and visual analysis required by 3.5.1(G)(1)(b)? 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) 221-6750. Yours Truly, Anne Aspen City Planner i r Page 9 Number: 54 Created: 3/22/2005 [3/22/05] In general, I have concerns regarding the proposed parking amounts as well as the configuration of said parking with this submittal. I look forward to the applicants response(s) to comments 27, 40, and 41 from other departments. Department: Water Wastewater Issue Contact: Roger Buffington Topic: General Number:50 . Created: 3/20/2005 (3/20/05] What uses will be allowed in the commercial space? Separate water/sewer services normally required for the commercial and residential uses. Topic: Utilities / Number:43 Created: 3/20/2005 [3/20/05] Change the water main across Cherry to an 8-inch through the fire hydrant swivel tee and fire line valve. Number: 44 Created: 3/20/2005 [3/20/05] Reconfigure the fire hydrant/fire line arrangement as shown on the redlines. Number: 45 Created: 3/20/2005 [3/20/05] Field locate the 8-inch water main in Cherry and revise plans to reflect the actual location and alignment. This may affect the tie-in of the proposed water main. Number: 46 Created: 3/20/2005 [3/20/05] Add note to core drill existing manhole for sewer service connection. Number: 47 Created: 3/20/2005 [3/20/05] Provide copy of the railroad permit for the sewer service crossing. Railroad may need a detail of the crossing showing casing etc. Number: 48 Created: 3/20/2005 [3/20105] Run-off from driveway ramp may NOT discharge to the sanitary sewer. Number:49 / Created: 3/20/2005 [3/20/05] Provide water demand/water service sizing calculations. , Department: Zoning Issue Contact: Jenny Nuckols Topic: Zoning Number: 16 Created: 3/16/2005 [3/16/05] The property does need to be platted. The original legal description is just that of a metes and bounds. Department: Zoning Issue Contact: Peter Barnes Topic: Zoning Number: 1 Created: 3/3/2005 [3/3/05] Applicant should provide letter from trash hauler, wherein the trash hauler agrees that a truck can "back down the basement access ramp" as stated in General Note #8. Number: 2 Created: 3/3/2005 [3/3/05] Since there is very little room in the. basement parking lot to "shuffle" cars around to get to the buried tandem spaces, I question the usefulness of having them, especially the Page 8 [3/7/05] A streetlight plan has been sent to Anne Aspen via inter -office mail for forwarding to the applicant. Street tree locations may need to be modified to provide required clearance between trees and streetlights. Department: Stonrnvater Utility Issue Contact: Basil Harridan Topic: Drainage 11 Number: 55 Created: 3/22/2005 [3/22/05] Please provide a calculation and a narrative showing that the developed undetained flows from the site going to the north do not exceed historic runoff. Topic: Infiltration Boxes Number:57 Created: 3/22/2005 [3/22/05] Please specify to what depth will the gravel be,carried in the infiltration boxes, show that the underlying soil is pervious enough to percolate in order to make sure that these boxes will not cause any damage to the roadway by directing flows toward the street subgrade. r Topic: Tank Design Number: 56 Created: 3/22/2005 [3/22/05] It seems that with the current design the tank will be partially filled constantly, please provide a drain that is can be connected to the outlet in order to'make sure that the tank is empty on a regular basis. Pleease provide a design that would minimize the potential for clogging of the outlet structure, since the orifice is so small. Department: Traffic Operations Issue Contact: Eric Bracke Topic: traffic Number: 9 Created: 3/3/2005 [3/3/05] Access to the site is going to be difficult. The developer should assume that a right-in/right-out access will be allowed on Cherry Street - not full movement. Department: Transportation Planning Issue Contact: David.Averill . Topic: General Number: 51 Created: 3/22/2005 [3/22/05] There appears to be no provision for the required amount of bicycle parking provided with this submittal. Please refer to LUC section 3.2.2 C 4 (a,b,&c) for specifics regarding the number of spaces required, as well as general guidelines to assist you in siting bicycle parking on this site. Number: 52 Created: 3/22/2005 [3/22/05] Please provide more detail on how the applicant proposes to provide crossing priority for pedestrians at the entrance to the underground parking structure. This appears to be a potential point of conflict between peds using the sidewalk and vehicles that are exiting/entering the garage and will need some attention. Number: 53 Created: 3/22/2005 [3/22/05] In reference to Engineering Staffs comment above (#22) Please keep transportation planning abreast of any changes to the planter box design in the public ROW. Thanks. Page 7 [3/22/05] Please remove any indication of a street number for the project on the drawings. The project will be assigned a Cherry Street address upon completion of the final plan. All drawings should only be titled "Chevy Street Station". Number:59 J Created:3/23/2005 [3/23/05] Referring back to #40 & #41, Transportation Planning/Parking Services has undergone an effort in Downtown to provide handicap parking along public streets. As no onstreet parking is currently proposed, but the earlier concern is raised regarding this lack of onstreet parking, please keep in mind that designated handicap parking would, likely need to be provided should onstreet parking be: introduced. Number: 60 Created: 3/23/2005 [3/23/05] The City's Traffic Engineer may be looking to control access to the site as right -in, right -out with the project, whereupon a median across Cherry would need to be constructed. He is out today, but I will verify his position prior to comments officially being sent back. Department: Light & Power Topic: General Number: 15 Issue Contact: Doug Martine Created: 3/7/2005 [3/7/05] The drawings show this addressed as 100 Cherry St., but the project comment sheet identifies it as 120 Cherry St. Topic: Utilities Number: 10 Created: 3/7/2005 [3/7/05] If the developer chooses to jack/bore conduits across Cherry St., the bores will need to be one 4" and one 2" conduit, a minimum of 36" deep, and be inspected by Light & Power at the time of installation. Normally these facilities would be installed by the Utility at the developer's expense. It is acceptable for phone and/or CATV to be in the same trench/bore with electric. Number: 11 Created: 3/7/2005 [3/7/05] Light & Power will need electrical load information. This includes a Commercial Electric Service Information (C-1) form for each commercial service, including one for any fire pump if required, and the electric service size for each residential unit, typically 150 amps or less, or 200 amps. Residential units must be individually metered. Number: 12 Created: 3/7/2005. [3/7/05] The parking garage drawing shows an elevator. Although the response from Conceptual Review comments states that 3 phase power will not be required, virtually all elevators do require 3 phase power. Also, the parking platform lifts may require 3 phase power. Additional costs to the developer will be incurred to bring 3 phase from,appx.•300 ft. south of Chevy St. Number: 13 Created: 3/7/2005 [3/7/05] If a fire pump is required, close. coordination, with Light & Power Engineering is encouraged while the building is still in the design stage. There are issues that can substantially affect the monthly power cost to test and'operate a fire pump. Number: 14 Created: 3/7/2005 Page 6 driveway entrance to the parking garage. Is this to be left in the current condition? Why not provide turf and street trees? Number: 40 Created: 3/18/2005 [3/18/05] Given that there is no parking allowed along Cherry Street, I question how a modification to reduce the number of residential parking spaces can be supported. The Policy Statement CCD-1.19, cited in the modification request notes that in reducing parking standards, "on -street parking should be maximized", which.can't be provided here given the configuration of Cherry Street. In my view, this citation weakens the argument to support the modification as no on -street parking exists for quite a distance from the property. Given the limited parking for the residents and guests (even if the modification were denied), the follow note should be added to the site plan and plat: Parking Note: Initial buyers of the development will be notified that they are buying into a configuration with limited (or no) guest and overflow parking, that households with more than two cars will have very limited on -site parking, and that the City accepts no responsibility to solve the parking problem at any point in the future. Number: 41 Created: 3/18/2005 [3/18/05] While the LUC has a maximum parking requirement for commercial, it seems appropriate to question where patrons and employees of the commercial establishment will park their vehicles, drop off patrons and/or employees, as well as load and unload items for delivery. 100% in total transit, bike, & pedestrian with 0% vehicular appears unrealistic. As an example, will the child and dog care uses specified for this building expect to see patrons drop off their child and/or dog via bike, transit, or walking and not by way of vehicle? How will postal delivery service function? Where will a pizza delivery vehicle/UPS park? It seems appropriate to look into providing additional inset widening for drop-off and possibly parking, another possibility is to provide satellite parking (Taco John's parking lot?) If the manner in which drop offs and deliveries are handled is bylstopping,on Cherry Street, this is of concern considering it blocks a through lane of traffic. If the driveway/ramp down to the parking garage becomes the default, having vehicles back-up onto Cherry Street against the flow of traffic is also problematic.' Number: 42 Created: 3/18/2005 [3/18/05] While a soils report was not submitted and not required through Engineering, it seems odd that one isn't being done at this time giventhe high groundwater in the area (the Block 33 soils report indicated finding groundwater in various locations at depths as high as 6.5 feet below the existing surface) and the use of a below grade parking structure and infiltration planter boxes in the right-of-way.' Also, with the site being next to two railroad lines, wouldn't there be a benefit in conducting a. soils investigation now if there may be some underground contamination? The construction of the parking garage and any'potential associated dewatering will need to designed in such a way that groundwater islnot discharged onto)public right-of-way. Any attempts to dewater the site should be verified that the groundwater is not contaminated or that another party has groundwater rights. Number:58 Created:•3/22/2005- _ _,.... .......... Page 5 +PSCO will need a city of Fort Collins permit to open up College and tap main and pothole Cherry St. to enable PSCO to directional bore across Cherry St. Department: Engineering Issue Contact: Marc Virata Topic: Building Elevations Number: 37 Created: 3/18/2005 [3/18/05] Sheet 6 of 8 showing the east elevation does not indicate the proposed stairwell entrance on the south side of the building. Topic: General Number: 20 Created: 3/17/2005 [3/17/05] The site plan (Sheet 2 of 8) and construction plan set do not coordinate with regards to the pedestrian space in front of the building along Cherry Street. The site plan shows hatching that implies east of the new driveway, existing sidewalk is to be removed and replaced with a larger decorative sidewalk hatching up to the building. The construction plan set shows the existing concrete sidewalk remaining with a decorative type of brick walk behind the existing sidewalk. Please clarify the intent of the new and proposed pedestrian area and if new additional sidewalk is proposed within right-of-way that is not standard concrete, who will be maintaining this (DDA?) Number: 21 Created: 3/17/2005 [3/17/05] The portion of the stairwell component along Cherry that extends into right-of-way is of issue. These permanent structures are not allowed in public right-of-way and should be shifted to the north to place everything (including footers for the retaining wall) outside of right-of-way. Number: 22 Created: 3/17/2005 [3/17/05] The infiltration planter boxes being located in right-of-way are problematic. The City Engineer is willing to allow this but there are some general concerns. The 1 foot drop in height from the surrounding grade to the planting area (as specified on the detail sheet 7 of 7 for the construction plan set) is a safety concern being located within a pedestrian plaza and adjacent to the existing walk. Tree grates should be provided to eliminate the issue of the grade change. If the "proposed plantings" shown in the detail is intended in addition to the street tree, I'm not sure if plantings can be selected that would grow through the tree grates? In lieu of tree grates, we may consider design alternatives of a barrier curb with notches to allow drainage to pass through, but the use of tree grates to prevent the 1 foot drop is preferred. Also, please ensure that the depth of the cut-offrwall(s) for the planter boxes is at minimum three feet deep to reduce potential issues of the'drainage affecting the pavement subsurface. Number: 38 Created: 3/18/2005 [3/18/05] A utility coordination meeting might be beneficial to discuss utility servicing on site as well as getting utilities to the site considering railroad lines surround the property on two sides. Number: 39 Created: 3/18/2005 [3/18/05] The plans (site plan, construction plan, landscape plan, and drainage exhibit in the drainage report) do not indicate what is to occur in the right-of-way west of the proposed Page 4 the building is not conducive to residential uses, especially when the building is raised up on a plinth and has parking lot vents penetrating the foundation at waist level. Number: 33 Created: 3/18/2005 [3/18/05] There is virtually no distinction between the commercial and residential levels of this building. There does not appear to be any way for a business to personalize its space. The residents will find it very difficult to cover their windows and there is no way for residents to personalize their space. Number: 34 Created: 3/18/2005 [3/18/05] 1 am concerned about the safety of pedestrians where the streetscape intersects with the drive ramp into the parking garage. Please add where the ramp starts to the site plan and indicate clearly what happens on the edges of the ramp. Is it a curb? Is it a low wall? Number: 35 Created: 3/18/2005 [3/18/05] You referred to City Plan EXN 1.4 in your statement of planning objectives. This policy concerns infill development. As you quoted, "For parcels under 20 acres, such infill and redevelopment activity will be supported if designed to complement and extend the positive qualities of surrounding development..." Some of the most positive qualities of downtown and neighboring developments are human scale, harmonious proportion and well -designed streetscapes. This project is lacking in all three. I think serious redesign is in order to get the project into an acceptable form, including: +reduce the program +reduce the floor to ceiling heights for all residences to 12'6" or under. Limit the project to 3 stories. +create human scaled proportions throughout the project. +reduce hardscaping surrounding the project and create a more attractive and safe streetscape +choose a building type that is mixed -use or residential for design inspiration +reduce the roof volume +reconfigure the parking Number: 36 Created: 3/18/2005 [3/18/05] Please refer to redlines for additional comments. Please return redlines when you resubmit. Topic: Zoning Number: 17 Created: 3/16/2005 [3/16/05] The following reviewers indicate that they have no problems or concerns with this project: Park Planning, Streets and Water Conservation. Number: 18 Created: 3/16/2005 [3/16/05] Building inspection forwarded me comments which I will include in your redline packet. Number: 19 Created: 3/16/2005 [3/16/05] Xcel Energy comments that: + PSCO has an existing 1 1/4" PE gas main that lays approximately 11, east of the west property line off College Ave. between Cherry and Maple St. new sidewalk and streets. Page 3 rationale for the commercial level to perhaps have a higher ceiling than the residences, but the residential spaces should conform to the 12'6" maximum. It's one thing to retrofit an existing industrial building to high celiinged lofts but another thing altogether to build such floor to celing heights from scratch. Number: 26 Created: 3/18/2005 [3/18/05] The proposed building has very minor variations in massing which are sufficiently out of proportion to the other elements of the building that the result is that the building reads as a monolith. In addition to correcting the scale' of the building, the massing needs to be calibrated as well. Number: 27 Created: 3/18/2005 [3/18/05] There are interesting ideas in your parking scheme but taken together, they add up to not working. If the platform scheme is financially feasible, it is a great solution to some of your parking constraints. By my count you could get 27 parking spaces with these alone, laid out in a way that staff would probably support. But the remaining stalls are all long term and thus at the smallest allowable dimensions. That coupled with the elevated spaces and triple tandem parking does not make for a functional parking lot. There is not sufficient manuevering room. There is no space provided anywhere for guest parking which will be needed for this many residences, and there are no commercial or retail parking spaces offered or space for employees if commercial/retail is offered. Also, since all of the units are 1 or 2 bedroom, the triple tandem spots are problematic in that no one neighbor would control all three spots, so one neighbor would have to call another neighbor (or two) to jockey cars in the morning! There are significant issues in this neighborhood with parking as you are aware from the Cherry St. Lofts project. Cherry St is technically a collector but it functions as an arterial. While the commercial/retail parking is a maximum requirement, I should think that the marketability of the commercial unit would be contingent upon sufficient parking. For these reasons, Staff will not be able to support the modification for parking. The fact that there is not sufficient parking should be an indicator that you are proposing too much for the site. You should seriously consider reducing the program. Number: 28 Created: 3/18/2005 [3/18/05] There are no bike facilities shown on the site plan. You'll need to provide for bike facilities for at least 5% of the number of parking spaces. Number: 29 Created: 3/18/2005 [3/18/05] No photometrics were submitted with this project. Two copies of the photometrics will be required. Number: 30 Created: 3/18/2005 [3/18/05] Please consult with the City Forester, Tim Buchanan regarding the existing trees on the site. He can be reached at Tim Buchanan 221.6361, tuchanan@fcgov.com Number: 31 Created: 3/18/2005 [3/18/05] The ADA access to the front door should lead to the same front door as the stairs not a secondary access on the side of the building. Number: 32 Created: 3/18/2005 [3/18/05] 1 realize that this is a downtown project but given that it is primarily if not all residential, it needs to have some foundation planting. Hardscaping completely surrounding Page 2 STAFF PROJECT REVIEW D P A F T City of Fort Collins M TORGERSON ARCHITECTS Date: 03/23/2005 TROY JONES 223 NORTH COLLEGE AVE. FORT COLLINS, CO 80524 Staff has reviewed your submittal for 120 CHERRY ST- CHERRY ST. STATION PDP, TYPE II, and we offer the following comments: ISSUES: Department: Current Planning Issue Contact: Anne Aspen Topic: General Number: 23 Created: 3/18/2005 [3/18/05] There are serious problems with this plan that make it unsuccessful from a code compliance point of view, but also likely from a marketing and construction perspective. Unless these major design issues are resolved, I will be unable to recommend approval. Number: 24 CST [3/18/05] Section 3.5.1 Building and Project Compatibility (B) Architectural Character states that, "New developments in or adjacent to exisitng developed areas SHALL be compatible with the established character of such areas.... Compatibility SHALL be achieved through techniques such as... use of similar proportions in building mass and outdoor spaces, similar relationships to the street, similar window and door patterns, ..." This project has elements like the windows, doors, atrium window, floor to floor heights and the plinth upon which the building sits which are supersized to the point that the human scale of the building is seriously compromised. Please compare these with the scale of the future neighboring buildings at Mason Street North. You've claimed that the documents required for special review of buildings over 40' are not pertinent but I disagree. Section 3.5.1(G)(1)(a)(4) states, "Buildings or structures greater than 40' SHALL be compatible with the scale of neighborhoods in which they are situated in terms of relative height, height to mass, length to mass, and building or structure scale TO HUMAN SCALE. Had you gone through the exercise of these extra submittal requirements I think you would have seen that this project is not compatibly designed. I have added scale figures and the Mason St. North facades reproduced to scale to your building elevations for your review. Number: 25 Created: 3/18/2005 [3/18/05] This is a tough leftover type of site and I appreciate your efforts to make something of it that is code compliant. The choice of the old power plant as an inspiration for this project is interesting in that it draws from very local history, but it is not an appropriately scaled or massed building to use for a commercial/retail and residential building up against the street in Downtown. The site of the proposed building is very tight and right up against the road, in contrast with the power plant which is on an expansive site well set back from the road. The proposed building does not read as mixed -use. When these older buildings are converted to new uses, significant effort must be made to ensure that they are human scaled and use -appropriate. In this case, building a NEW residence with 25' floor to floor heights is inappropriate because it begs the owner to turn it into 2 stories. That is not the intent of the Land Use Code. The height limit of this area is THREE stories, not five or seven. There is sufficient Page 1