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HomeMy WebLinkAbout300 SMITH STREET, OLD TOWN COMMONS - PDP - 39-03A - SUBMITTAL DOCUMENTS - ROUND 1 - REVISIONSNumber 22 Created:10/29/2004 [10/29/04] The alley design notes a G concrete pan instead of the driveover curb and gutter required with Alley Option (B) in the LCUASS. RESPONSE BY BACHMANN The alley design now conforms to LCUASS Alley Option (B) — Figure 7-12F. Number 23 Created:10/29/2004 [ 10/29/041 There appears to be some discrepancy with regards to the sidewalk connection from Smith Street to the property. The landscape plan and utility plan appear to show this existing sidewalk to remain while the site plan apparently shows it to be removed and replaced. If it is proposed to remain, it appears to be substandard for ADA with regards to width and the lack of an access ramp connecting to Smith Street RESPONSE BY BACHMANN The site plan, landscaping plan, and utility plans have been coordinated. Number 24 Created:10/29/2004 [10/29/041 The site plan shows sidewalk connection out to Olive Street, which are not shown on the utility plan, please coordinate between the drawings. RESPONSE BY BACHMANN The sidewalks shown on the Utility Plans now agree with the Site Plan. The site plan, landscaping plan, and utility plans have been coordinated. Number 25 Created:10/29/2004 [10/29/04] Site plan, utility plan, and building elevation sets specify information (such as finish floor elevations) that does not match each other. RESPONSE BY BACHMANN All plan documents now depict and note consistent information. The site plan, landscaping plan, and utility plans have been coordinated. Number:26 Created:10/29/2004 [10/29/04] The window wells along the south side of the building fall within the swale area, is this a good idea considering flows being directed along the swale? I would like to see a typical cross section of the swale and window well situation. RESPONSE BY BACHMANN True cross -sections have been provided at various stations along the southern property line to show how this situation will work. Number 27 Created:10/29/2004 . [10/29/041 Information will need to be provided indicating how a potential perimeter drain system (as recommended by the soils report) around the foundation(s) will discharge. Indicate on the construction plan sets where the sump pumps pit (or pits) are to be located or where a pipe (or pipes) is to daylight RESPONSE BY BACHMANN Sump pits will discharge into the drainage pan/swale along the southern property line. The location of sump pits and discharge pipes are indicated on the Utility Plans. Number 28 Created:10/29/2004 [10/29/04] In general, provide standard title blocks, approval blocks (as appropriate), and other required information on all drawing documents. RESPONSE BY BACHMANN Done. 5 Number..13 Created: 10/29/2004 [10/29/041 The alley needs to be constructed in concrete from the street to the projection of the front property line for the project. RESPONSE BY BACHMANN Done. Number 16 Created: 10/29/2004 [10/29/041 Provide a concrete ribbon on the East Side of the alley in accordance with the LCUASS. RESPONSE BY BACHMANN Done. Number 17 Created: 10/29/2004 [10/29/041 Expand the patching limits shown along Olive Street to Gin width (half a lane) and add the following note referencing these patches: "Limits of street repair are approximate. Final limits to be determined in the field by the City Engineering Inspector at the time the cuts are made." RESPONSE BY BACHMANN Done. Number:18 Created: 10/29/2004 [10/29/041 Add a note with regards to the existing sidewalk along Smith Street that all substandard sidewalks along Smith Street adjacent to the property frontage shall be replaced by determination of the City Engineering Inspector. RESPONSE BY BACHMANN Done. Number:19 Created: 10/29/2004 [10/29/04] The sidewalk along Olive Street needs to continue across the alley with access ramps on both sides of the alley. RESPONSE BY BACHMANN Done. Number 20 Created: 10/29/2004 [10/29/04] More information is needed with regards to the existing surrounding area and what impact the development may cause. Provide additional contours and existing spot elevations. RESPONSE BY BACHMANN Additional spot grades and contours, both existing and proposed, are now shown for the alley improvements. Additionally, cross -sections have been provided for the drainage pan along the south property line. Number 21 Created: 10/29/2004 [10/29/041 Additional right-of-way will need to be dedicated along the alley to the back of (driveover) curb. In addition, 8' of utility easement from behind the right-of-way is also required Where does the alley right-of-way end on the ease side of the alley? RESPONSE BY BACHMANN This alley already has 20-ft of dedicated right-of-way, the largest allowed per LCUASS. The back of curb for the proposed drive -over curb and gutter aligns with the western edge of the alley, per LCUASS Figure 7-12F. Utility coordination for this project indicates that a Oft easement along the alley will suffice. 0 Number:37 Created:ll/2/2004 [11/2/04] Comcast will require a utility easement of 6 feet outside of the road right-of-way along Olive St, Smith St., and the alleyway. Comcast will also be charging to relocate any of our facilities that may be in conflict with this change of use for the property. Please contact Dennis Greenwalt at 484-7166 to discuss what may need to be relocated and how much it will cost. RESPONSE BY BACHMANN A utility coordination meeting was held for this project on November 19 at the City's 281 N. College Ave. facility. Additionally, the civil engineering consultant contacted Dennis Greenwalt. The result is a 6-ft utility easement along Smith Street, a 4-ft utility easement along Olive Street, and a 4-ft utility easement along the alley. Since this project has no subdivision plat, all easements will be dedicated by separate instrument during the Final Compliance phase. Also, Dennis Greenwalt indicated that additional pocket easements along Olive Street might be needed during final design once facilities and appurtenances are located. Number 38 Created:11/2/2004 [11/2/041 Please provide room in the trash enclosure for recyclable sorting. RESPONSE BY BACHMANN Done. See site plan. Number:39 Created:11/2/2004 [11/2/041 Please use a standard architectural or engineering scale on your drawings instead of the bar scale. The drawings you presented appear to be at 1 /8" scale. RESPONSE BY BACHMANN Done. The site plan is now V equals 10'0". Number:40 Created:11/2/2004 [11/2/04] You cannot claim the guest parking in the driveways towards your parking requirement. However, assuming one 3 BR and two 2BR units, you are responsible for six off-street parking spots which you have met, so you also do not need to claim these. RESPONSE BY BACHMANN There will be one garage attached to each unit, plus three additional parking spaces, including handicapped parking, at the East Side of the property (carport). Number. 49 Created: [11/4/041 You need to show floor plans for the lower levels of the units. Additional bedrooms will increase your parking requirements. RESPONSE BY BACHMANN Unit I will have a finished basement including one bedroom. Units 2 and 3 will not have finished basements. Basement layout for these units has been designed for marketing purposes only. Total number of bedrooms per unit is as follows: Unit 1 = two bedrooms. Units and 3 = two. bedrooms each. Total number of parking spaces = 6. Department: Engineering Issue Contact: Marc Virata Topic: General Number 12 Created: 10/29/2004 [ 10/29/041 Please ensure all documents are in 24" x 36" format. RESPONSE BY BACHMANN Done. review I have consulted the Neighborhood Character Design Guidelines for the East Side and West Side Neighborhoods in Fort Collins, prepared in February 1996, which are adopted guidelines prepared through a public process with City Council, planning staff, the neighborhood, and consultants, and I cannot say I feel confident that the P&Z Board will find this project to be compatible based on the design guidelines. On the positive side, I think the front building meets just about all the design guideline requirements. The overall site plan substantially meets the design guidelines. The rear building is where problems arise. The issues P&Z may raise about the rear building include height, especially as seen from Smith Street, compatibility in terms of building mass, roof form, materials, windows, doors, and architectural character. Quoins and rounded doors with louvers, for example, are not found in the neighborhood traditionally. Please refer to the design guidelines available from the Advance Planning Department. The solution to these issues might be a simple rethinking of the exterior materials; windows and doors on the rear of the building or it might require some major redesign of the rear building. I suggest that you simplify the architectural character at a minimum, and prepare to "make your case" to the planning and zoning board as to how the proposal is compatible with the immediate surroundings. RESPONSE BY BACHMANN Units 2 and 3 are facing a large commercial buildings on the north side of Olive Street (two-story and one-story stucco buildings), and across the alley (Olive Street and Riverside) another large commercial building (stucco and cement primarily). In selecting the architectural design for Units 2 and 3, we took in consideration the following points: 1) Location of the units i.e.: at the periphery of Olive Street and adjacent to Riverside. 2) Buildings adjacent to the proposed units (north and east). 3) Mass of other two-story homes within the vicinity. 4) Other homes and buildings within the East and West Side neighborhoods deemed to be compatible and complementary in terms of height, roof form, and construction materials. In addition, we were guided by section 3.5 of the Building Standards related to Architectural Character 3.5.1 (B) and concluded that the proposed structure met the standard. That section states, the new building structure " shall set an enhanced standard of quality for future projects or redevelopment in the area. Compatibility shall be achieved through techniques such as the repetition of rooflines, the use of similar proportions in building mass ... and/or the use of building materials that have color shades and textures similar to those existing in the immediate area of the proposed infill development. Brick and masonry shall be consider compatible with wood framing and other materials." Nonetheless, we made some changes recommended by the City Planner, Ms. Aspen, and moved the garage for Unit 1 for several feet to the south, thus making it less visible from the intersection of Smith and Olive. We added stone to the pillars of Unit 2 and 3 front patio. Number 36 Created:ll/2/2004 [11/2/041 The garage setback is not being met for the front building. The garage needs to be set back from the main house. RESPONSE BY BACHMANN The setback depicted in the initial proposal of 10/15/2004 was designed according to the regulation for the garages for attached and multi -family dwellings, which also face a second street which states: these "shall be exempt from subsections (1 through (3) Garage Doors". Nonetheless, we moved the garage of Unit 1 further to the south to create an illusion of separation between garage I and 2 and reduce the building mass as viewed from Olive and Smith Streets. `A n LJ STAFF PROJECT REVIEW ROSITA BACHMANN Date: 11/03/2004 8018 FOX HILL DR. LONGMONT, CO 80501 303-776-6426 Staff has reviewed your submittal for 300 SMITH STREET, OLD TOWN COMMONS PDP - TYPE II, and we offer the following comments: RESPONSE BY BACHMANN ENTERPRISES, LLC. JANUARY S, 2005 NOTE: This project is not required to have a plat. Separate instruments will dedicate easements during the Final Compliance phase. ISSUES: Department: Current Planning Issue Contact: Anne Aspen Topic: General Number: II Created:10/29/2004 [10/29/04] The following departments have indicated that they do not have any issues or concerns about the project: Streets, Water Conservation, Park Planning, and the Post Office. Number 14 Created: 10/29/2004 [10/29/04] Xcel Energy has the following comments: +Gas Meters will need to be located on the west wall of the west unit. No existing gas main on Olive Street. +Will need to install gas service from existing main located in Smith St along the West Side. RESPONSE BY BACHMANN Per Utility Meeting of November 19, 2004 at the city, gas meters are now identified near the southwest comer of the building. Number..15 Created:10/29/2004 [10/29/04] Building Inspection has responded to the submittal with a list of building codes that will be enforced. I will include this list with your redlines. If you have not already done so, please sign up for a pre -submittal meeting with the building inspection department. RESPONSE BY BACHMANN Meeting has been requested for January 2005. Number.34 Created: 11 /2/2004 [11/2/041 You will either need to set the back building back further from the side lot line, lower your top plate height to 18 feet or prepare a modification of standards, probably based on 2.8.2 (H)(4) (nominal and inconsequential), for the standard contained in 4.7 (E)(4) which was discussed in both your conceptual review in Sept. 2003 and at our pre -submittal meeting recently. You may submit this modification concurrently with your PDP or as a standalone modification. RESPONSE BY BACHMANN The height of the top plate, from grade, is set at 19.5 feet. We have adjusted the interior setback to 5.9 feet. Number 35 Created:11/2/2004 [11/2/04] This project is a bit unusual and complicated in that it is a comer lot on the comer of a zone district. I know you have worked hard to make sure that this project is compatible, but in my Number..5 Created:10/21/2004 [10/21/041 Need a note on the landscape plan regarding installation on landscaping prior to issuance of Certificate of Occupancy. RESPONSE BY BACHMANN Done. Number..6 Created:10/21/2004 [10/21/041 Please submit standard size blue prints 24" x 36" RESPONSE BY BACHMANN Done. Number 7 Created:10/21/2004 [10/21/041 Roof plan and Gross area plan are not required/necessary RESPONSE BY BACHMANN Have been removed. Number:8 Created:10/21/2004 [10/21/041 On the site plan, please show; label building dimensions, footprintlenvelope, distance to property lines. RESPONSE BY BACHMANN Done. Number 9 Created:10/21/2004 [10/21/04] Please note the actual max building height on the elevations RESPONSE BY BACHMANN Done. ********************** Comments by Anne Aspen: 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. Sincerely, Anne H. Aspen City Planner RESPONSE BY BACHMANN The existing service enters the northwest corner of manhole located in the alley. This service will be abandoned in -place, and grout -filled at the manhole. A section of the existing VCP main will be cut out, and a new section of PVC with couplings and a wye will be installed at the new service location. Number 43 Created:ll/4/2004 [11/4/041 HOA documents will be required prior to final approval of development plans. RESPONSE BY BACHMANN Mr. Ramsey D. Myatt, of Myatt, Brandes, and Gast, PC in Fort Collins, has been retained to prepare the necessary HOA documents prior to final approval of development plans. Number 44 Created:ll/4/2004 [11/4/04] Include the standard general notes on the landscape plans pertaining to locating utilities and utility/landscape separation distances. RESPONSE BY BACHMANN The site plan, landscaping plan, and utility plans have been coordinated. See site, landscape, and utility plans for other comments. Notes have been added to the landscape plan requiring locations of utilities before commencement of landscape installation. Utility/landscape separation distances have been honored on City property. Department: Zoning Issue Contact: Jenny Nuckols Topic: Zoning Number I Created: 10/21/2004 [10/21/04] Need to show parking stall dimensions. RESPONSE BY BACHMANN The size of each parking stall is noted on the site plan. Number 2 Created:10/21/2004 [10/21/04] Need one handicap space and that space needs to be van accessible - 16' overall width - and signed as such. RESPONSE BY BACHMANN The parking stalls shall be 9' x18' with an 8' x18' access lane that is adjacent to two stalls. Number 3 Created:10/21/2004 [10/21/04] Does the turf continue to the back (south) side of the building - it is unclear on the drawings? RESPONSE BY BACHMANN No. The turf does not continue to the backside of the building (interior/south side). This area contains a concrete drainage pan and the area surrounding it will consist of a 2' to 3' of 3/4-inch decorative rock with weed barrier cloth beneath it. Number 4 Created:10/21/2004 [10/21/04] Need to show foundation plantings on the south side of the building. RESPONSE BY BACHMANN No planting is shown for the side south foundation because of the narrowness of the area, and the concrete drainage pan leaves little room for plants to grow. Additionally, this side will be mostly enclosed by a fence and will not be seen from the street. A medium -size shrub has been placed at the front southwest comer of Unit 1 to minimize the view of the south side of Unit 1 from Smith Street. Number 46 Created:11/412004 [I 1/4/04] At final design, a swale cross-section showing the flow depth will be required for the south swale to ensure that the flows will not inundate the window wells. RESPONSE BY BACHMANN Noted, flow depth and supporting calculations will be provided with final design. Number 47 Created:ll/4/2004 [11/4/04] At final, more spot elevations are required for the area where the existing alley ties into the new paved alley to ensure the drainage has a positive outfall at this junction and onto the public street. RESPONSE BY BACHMANN The plans included with this submittal show much of the information requested above per the direction of Engineering. Number.48 Created:ll/4/2004 [11/4/04] If the building does need to be raised per the soils report, additional issues could surface regarding the drainage along the south side of the building and trying to fit a swale in the narrow space. RESPONSE BY BACHMANN Please see responses to Items 29 and 45 above. Department: Transportation Planning Issue Contact: David AveAll Topic: Transportation Number 30 Created:11/212004 [11/2/041 Seems like a straightforward submittal. I will reiterate Engineering Staffs comments (no.'s 19, 23, and 24) from above. RESPONSE BY BACHMANN Not required. Number 31 Created:ll/2/2004 [11/2/041 Is there a compelling reason that the walk along Olive has been designed with a "meander"? I am not necessarily for or against it, just wondering why the design turned out as such. RESPONSE BY BACHMANN The meandering sidewalk was done to add visual interest and enhance location of older trees. Now there is no sidewalk currently on this stretch of land on Olive Street. Number 32 Created:11/2/2004 [11/2/041 Was there a TIS required with this project as the conceptual comments indicate? Or was it waived? If it has been submitted, I would like to look at a copy. RESPONSE BY BACHMANN TIS was waived by the City. Information has already been provided to the City. Department: Water Wastewater Issue Contact: Jeff Hill Topic: General Number.42 Created:11/412004 [I 1/4/041 Show and label location of existing sanitary sewer service. This service must be used or abandoned at the main. Clearly define the abandonment procedure and new tap procedures (If used). Number 29 Created:10/29/2004 [10/29/04] The soils report appears to recommend 10% slopes around the foundation(s) which doesn't appear to be accommodated into the design, though if 10% slopes are to be designed, could there be a concern with how such a design would tie into existing grades to the south? RESPONSE BY BACHMANN A 16-inch drainage pan (concrete trickle pan) has been provided to carry surface runoff away from the building's foundation. Please see cross -sections and grading plan for additional information. Number 41 Created:11/3/2004 [11/3/04] A utility coordination meeting is suggested to discuss utility servicing to the site. I will send out an email to the utilities in order to begin this. RESPONSE BY BACHMANN Mr. Virata coordinated a meeting with the utilities on November 19, 2004. Mr. Nick Haws and Ms. Bachmann attended on behalf of the client. Department: Light & Power Issue Contact: Doug Martine Topic: Light & Power Number:10 Created:10/27/2004 [ 10/27/041 Electric and gas service & meter locations will need to be coordinated with Light & Power Engineering and Xcel Energy. Normal electric development charges and electric system modification costs will be payable by the developer. RESPONSE BY BACHMANN This item was discussed at the aforementioned utility coordination meeting. Gas meters will be located towards the southwest comer of the building, and electric meters will be placed on the eastern elevation adjacent to the alley. Department: Police Issue Contact: Joseph Gerdom Topic: General Number:33 Created:11/2/2004 [11/2/041 Questions about site lighting - specifically the east parking area. Also, is there a path from parking area to units? How will access along south side of structure be designed (is there a fence or is it open to foot traffic?) RESPONSE BY BACHMANN Motion detector lights have been added to the parking area and carport on the East Side of the property. Two lights will shine on the parking stalls and one light will shine on the alley. Department: Stormwater Utility Issue Contact: Wes Lamarque Topic: Storm water Number:45 Created:11/4/2004 [11/41041 Please provide offsite contours 50 feet from the property line along the south edge of the property. This is to ensure swale grading can tie into existing grades and that no offshe grading easement will be required. RESPONSE BY BACHMANN True cross -sections have been provided in lieu of this due to the difficulty of obtaining field topo south of the site. This concept was cleared via telephone call with Wes Lamarque.