HomeMy WebLinkAboutTHE SLAB - PDP - PDP150016 - CORRESPONDENCE -Topic: Site Plan
Comment Number: 30 Comment Originated: 10/20/2015
10/20/2015: Now that the property is being replatted, please change to match
the Subdivision Plat.
Comment Number: 31 Comment Originated: 10/21/2015
10/21/2015: The easements referenced are either being vacated by the replat
and/or by separate action. Please change to reflect the Subdivision Plat. See
redlines.
Comment Number: 32 Comment Originated: 10/21/2015
10/21/2015: There are cut off text issues. See redlines.
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/25/2015
08/25/2015: We need a traffic study in order to review the project. There may
be further comments once that is received and this cannot go to hearing until
that time.
Comment Number: 2 Comment Originated: 08/25/2015
08/25/2015: The pork chop as shown is not likely to restrict left turning vehicles.
It needs to be more pronounced.
Comment Number: 3
Comment Originated: 08/25/2015
08/25/2015: Does the property go up to Lake Street or is that just an access
easement? Not sure whether Lake Street frontage improvements are needed.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcqov.com
Topic: General
Comment Number: 1
Comment Originated: 08/24/2015
08/24/2015: Irrigation plans are required no later than at the time of building
permit. The irrigation plans must comply with the provisions outlined in Section
3.2.1(J) of the Land Use Code. Direct questions concerning irrigation
requirements to Eric Olson, at 221-6704 or eolson@fcgov.com
Department: Zoning
Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com
Topic: Building Elevations
Comment Number: 1
Comment Originated: 08/19/2015
LUC 3.5.1 (1) (6) All rooftop mechanical equipment shall be screened from
public view from both above and below by integrating it into building and roof
design to the maximum extent feasible
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Comment Number: 18 Comment Originated:
10/20/2015
10/20/2015: Now that the property is being replatted, please change to match
the Subdivision Plat.
Comment Number: 19 Comment Originated:
10/20/2015
10/20/2015: The titles in the sheet index does not match sheet TR101. Please
change the title as noted. See redlines.
Comment Number: 20 Comment Originated:
10/20/2015
10/20/2015: The easements referenced are either being vacated by the replat
and/or by separate action. Please change to reflect the Subdivision Plat. See
redlines.
Comment Number: 21 Comment Originated:
10/20/2015
10/20/2015: There are cut off text issues. See redlines.
Topic: Lighting Plan
Comment Number: 11 Comment Originated: 08/24/2015
10/20/2015: No plans were provided for review.
08/24/2015: No comments.
Topic: Plat
Comment Number: 22 Comment Originated:
10/20/2015
10/20/2015: Now that the property is being replatted, please consider changing
the name to "The Slab Property". Since all other plan sets show "The Slab
Property", this would be the easiest fix.
Comment Number: 23 Comment Originated:
10/20/2015
10/20/2015: Please add the additional notes to sheet 1 as shown. See
redlines.
Comment Number: 24 Comment Originated:
10/20/2015
10/20/2015: Please label all surrounding properties with "Unplatted" or the
subdivision name. This includes properties across right of ways. See redlines.
Comment Number: 25 Comment Originated:
10/20/2015
10/20/2015: Please add bearings, distances, and/or curve data as marked.
See redlines.
Comment Number: 26 Comment Originated:
10/20/2015
10/20/2015: Please add dedication information for Prospect Road right of way,
and show full right of way width. See redlines.
Comment Number: 27 Comment Originated:
10/20/2015
10/20/2015: Please show the right of way lines on the opposite side of all
adjacent streets. See redlines.
Comment Number: 28 Comment Originated:
10/20/2015
10/20/2015: Please check the property labeled as "Colorado Farm House
Association". It may be a part of College Heights Subdivision. If not, change the
"Metes & Bounds Tract" to "Unplatted".
Comment Number: 29 Comment Originated:
10/20/2015
10/20/2015: Please add "See Note #6" to the Fort Collins Landmark label.
See redlines.
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Contact: Jesse Schlam, 9tv-218-2932, ischlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 08/11/2015
08/11/2015: The erosion control requirements are in the Stormwater Design
Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. The
current Erosion Control Materials Submitted does not meet these requirements.
See redlines for corrections in the Erosion Control Plan. Every BMP called out
for on the plan should have a detail to match it. The erosion control report
located in the drainage report do not meet current standards. The site will also
have to supply Erosion Control Escrow Calculations. If you need clarification
concerning this section, or if there are any questions please contact Jesse
Schlam 970-218-2932 or email @ jschlam@fcgov.com
Department: Technical Services
Contact: Jeff County, 970-221-6588, icounty@fcgov.com
Topic: Building Elevations
Comment Number: 1 Comment Originated: 08/24/2015
10/20/2015: Now that the property is being replatted, please change to match
the Subdivision Plat. Since these elevations are only for Lot 1, it will be "Lot 1,
(Subdivision Plat Name)".
08/24/2015: Please add "Lots 1 & 2, Observatory Park Subdivision" to the title
as shown. See redlines.
Topic: Construction Drawings
Comment Number: 3 Comment Originated: 08/24/2015
10/20/2015: Now that the property is being replatted, please change to match
the Subdivision Plat.
08/24/2015: Please add "Lots 1 & 2, Observatory Park Subdivision" to the
sub -title as shown. See redlines.
Comment Number: 14
Comment Originated: 10/20/2015
10/20/2015: Please show the full right of way width of Prospect Road. See
redlines.
Comment Number: 15
10/20/2015: There are line over text issues. See redlines.
Comment Number: 16
10/20/2015: There are text over text issues. See redlines.
Topic: General
Comment Originated: 10/20/2015
Comment Originated: 10/20/2015
Comment Number: 17 Comment Originated: 10/20/2015
10/20/2015: Now that the property is being replatted, titles on all plans should
match. Since all plan sets show "The Slab Property", the easiest fix would be to
change the Subdivision Plat name to "The Slab Property".
Topic: Landscape Plans
Comment Number: 9
Comment Originated: 08/24/2015
10/20/2015: There are line over text issues. See redlines.
08/24/2015: There are line over text issues. See redlines.
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Department: Stormwater Engineering
Contact: Dan Mogen, , dmogen@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 08/26/2015
10/22/2015: Please show that the proposed basins are in compliance with
drain times per the revised statute.
08/26/2015: New requirements apply to this project since it previous approval
including Low Impact Development (LID) water quality treatment, detention
basin landscape guidelines, and compliance with basin drain times per
Colorado Revised Statute 37-92-602(8). LID requires that 25% of vehicle -use
pavement be porous and that 50% of all new impervious area be treated by a
LID facility.
Comment Number: 3 Comment Originated: 08/26/2015
10/22/2015: Please submit a variance application for review of these items.
08/26/2015: A meeting was held with Northern Engineering on 8/24/2015 to
discuss drainage concerns. From that meeting, variances were discussed
including:
-18" of ponding depth in some parking lot areas.
- the off -site basin including the emergency access road releasing at the
100-year existing rate.
- South pond landscaping.
These variances are tentatively approved pending variance application and
review.
Comment Number: 5
Comment Originated: 08/26/2015
10/22/2015: Please update hatching per redlines and call out depths.
08/26/2015: Please indicate ponding areas within the parking lot and use
differentiated hatching for ponding depths of <=12" and 12-18".
Comment Number: 6 Comment Originated: 08/26/2015
10/22/2015: Please update table per redlines.
08/26/2015: Please provide a LID table showing LID requirements and
techniques used to meet these requirements.
Comment Number: 7
Comment Originated: 10/22/2015
10/22/2015: Please provide an easement for drainage between southeast
detention basin and building.
Comment Number: 8
Comment Originated: 10/22/2015
10/22/2015: A maintenance agreement for the southeast detention basin will
be required as it is off -site.
Comment Number: 9
Comment Originated: 10/22/2015
10/22/2015: Please review elevations of southeast detention basin outfall per
redlines.
Comment Number: 10
10/22/2015: Please see redlined drainage report and plans.
Comment Originated: 10/22/2015
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Comment Number: 2
Gomment Originated: 10/21/2015
10/21/2015: Electric Capacity Fee, Building Site charges and any system
modification charges necessary will apply to this development. Please
reference our policies, development charge processes, and use our fee
estimator at http://www.fcgov.com/utilities/business/builders-and-developers.
Comment Number: 3 Comment Originated: 10/21/2015
10/21/2015: Please provide a one line diagram and a C-1 form to Light and
Power Engineering. The C-1 form can be found at:
http://zeus.fcgov.com/utils-procedures/files/EngWikVWikiPdfs/C/C-1 Form.pdf
Comment Number: 4 Comment Originated: 10/21/2015
10/21/2015: Please ensure that the transformer for the building is located within
10ft of an all weather, drivable surface. Also, please keep a minimum of 3ft
clear around the back and sides of the transformer and a minimum of 10ft clear
in front of the transformer.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869,Llynxwiler@goudre-fire.org
Topic: General
Comment Number: 5
Comment Originated: 10/20/2015
10/20/2015: MARKING
Fire Lane - No Parking signage shall be detailed on future plans. Signage at
both entrances to the 16' secondary fire access are required and along the
distance of the road as indicated by code. Signage at the Lake Street entrance
shall also include Emergency Access to The Slab Apartments at xxx Prospect
Ave.
> IFC503.3: Where required by the fire code official, approved signs or other
approved notices that include the words NO PARKING - FIRE LANE shall be
provided for fire apparatus access roads to identify such roads or prohibit the
obstruction thereof. The means by which fire lanes are designated shall be
maintained in a clean and legible condition at all times ad be replaced or
repaired when necessary to provide adequate visibility.
Comment Number: 6
Comment Originated: 10/20/2015
10/20/2015: TURNING RADII
The inside turning radius (R=23'6") along the 16' wide, secondary access fire
lane is insufficient. Minimum code requires a 25' radius along the path of a 20'
wide fire lane.
> IFC 503.2.4 and Local Amendments: The required turning radii of a fire
apparatus access road shall be a minimum of 25 feet inside and 50 feet
outside (Based upon fire lanes of 20' width).
Comment Number: 7
Comment Originated: 10/20/2015
10/20/2015: PATH OF EGRESS
The arbor on the west side of the building covers the path of egress. Options
are to construct the arbor of non-combustible materials, sprinkle a wood arbor
over the path of egress, or remove the arbor along the path of egress.
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tuchanan@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 08/26/2015
08/26/2015:
Schedule an on -site meeting with the City Forester, LA and Civil Engineer to
review construction impact to off -site trees. Actual location of proposed
excavation near the mature cottonwoods and evergreens by the detention area
shall be be specifically provide at the meeting to the City Forester so tree
impact can be evaluated. Modification to the Emergency Access Road and
detention area wall positon may be requested at that meeting from the
evaluation of the construction impact to exiting trees.
Comment Number: 2
Comment Originated: 08/26/2015
08/26/2015:
Evaluate adding additional trees along the west boundary between the parking
area and property to the west to address the requirements in Parking lot
Perimeter Landscaping LUC 3.2.1 E 4 a.
Comment Number: 3
Comment Originated: 08/26/2015
08/26/2015:
Evaluate adding some narrow form conifer trees along the front to the builder to
provide contrast in tree texture and from. Consider if one or more of these
species could work.
Columnar Norway Spruce
Islei Fastigate Spruce
Tannenbaum Mugo Pine
Comment Number: 4
Comment Originated: 08/26/2015
08/26/2015:
American Linden does not always do very well in and near parking lots.
Consider using in its place Redmond Linden or a very good sustainable tree —
Kentucky Coffeetree.
Comment Number: 5
Comment Originated: 08/26/2015
08/26/2015:
Honey locust are very good trees but the City Forestry Division is trying to not
over plant them where possible. This location appears to be a place to do that.
Evaluate using one of the following as street trees.
Bur Oak
Hackberry
Catalpa
Department: Light And Power
Contact: Tyler Siegmund, 970-416-2772, tiegmund@fcqov.com
Topic: General
Comment Number: 1
Comment Originated: 10/21/2015
10/21/2015: Light and Power has electric facilities along Lake St. that can be
utilized to provide power. Is 3 phase power anticipated for this development?
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Department: Engineering Development Review
Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com
Topic: General
Comment Number: 4 Comment Originated: 08/25/2015
10/22/2015: The pork chop island still needs to be larger to enforce the right -in,
right -out movement. Please see redlines for suggestions on a design. This
involves bringing the crossing north of the pork chop island. Please call do
discuss these further.
08/25/2015: The porkchop island at the access needs to be larger to enforce
the right in, right out movement. The sidewalk and ramps may need to be
modified to accommodate these changes. See redlines.
Comment Number: 11
Comment Originated: 10/20/2015
10/20/2015: It appears the landscape wall is crossing the sidewalk on the
southwest corner of the property. See redlines.
Comment Number: 12 Comment Originated: 10/20/2015
10/20/2015: Is the existing sidewalk to the west on Prospect Road a 6' or 4'
walk?
Comment Number: 13
Comment Originated: 10/20/2015
10/20/2015: Is there a reason there is excess sidewalk to the east of the
property? A portion of the existing driveway to the east may need to be
modified to LCUASS standards to tie the new sidewalk into the driveway.
Comment Number: 14 Comment Originated: 10/20/2015
10/20/2015: The Utility Plans should reflect the new easement configuration to
show the 11' easement for the window wells along Prospect Road.
Comment Number: 15
Comment Originated: 10/20/2015
10/20/2015: A depressed gutter or pan is needed for the back of sidewalk
chase. The 12" RCP can't outlet directly into the sidewalk chase. See LCUASS
Detail D10-13 for a concrete chase. With the depth this chase may need, this
may be a better option. A grate on the north side will be needed to allow for
cleaning and to prevent a hazard. A grate may be needed on the south side as
well.
Comment Number: 16
Comment Originated: 10/20/2015
10/20/2015: The spot elevation of the detention pond outlet (5022.33) is less
than the curb outlet elevation (5022.40). See redlines. Please check elevations
to verify drainage will work.
Comment Number: 17 Comment Originated: 10/22/2015
10/22/2015: Access Easement will need to be dedicated for the radius' on the
sidewalk connection to Lake Street.
Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com
Topic: General
Comment Number: 10 Comment Originated: 09/01/2015
09/01/2015: The project owes an additional $357.50 for PDP TDRFs.
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pergola. This area should be upgraded with informal seating and gathering
areas versus immovable picnic tables. Please consider sandstone boulder
benches at a variety of locations and random heights. Or, please consider
movable tables and chairs. Will there be a grill? Could planters be provided
that separate the patio from the driveway? (Regarding the extent of the overall
outdoor amenities, please see comment regarding The Slab residents sharing
pool privileges with Blue Ridge.) Please consider a detail for this area on the
plat set.
Comment Number: 13. Comment Originated: 08/25/2015
08/25/2015: Carried over for emphasis. On the architectural elevations, as
noted above, please consider any combination of site or architectural features
to help create a strong identity for the building's main entrance. Staff
recommends adding a component along Prospect Road to help the building
better relate to the community and neighborhood.
Comment Number: 19.
Comment Originated: 10/21/2015
10/21/2015: Staff remains concerned about the south elevation and the
building's relationship to both Prospect Road the neighborhood to the south.
The new south -facing entry appears under -stated. The door appears recessed
and subordinate to the overall facade. The awning is flat and does not seem to
project off the face of the wall. The design approach does not have the intended
effect of allowing a building of this size and scale to relate to the larger
contextual area. Staff recommends that the low, flat awning be replaced with a
larger, higher sloping roof to bring attention and way -finding to the main
entrance. The recessed door to the leasing office, roof and corner of the
building could be accentuated with a adding a half -rounded feature or a feature
that includes two 45-degree angles. Consider the use of columns to support the
awning/roof. In general, please add a design feature to this corner that
highlights and showcases the main entrance, the gathering area and improves
the building's relationship to Prospect Road.
Comment Number: 20. Comment Originated: 10/21/2015
10/21/2015: Please add a general note that the property owner will cooperate
with the developer to the east that upon redevelopment of Lot 2, the owner of
Lot 1 shall accommodate a cross -access bicycle and pedestrian connection in
order to connect the two properties. Staff is concerned if cross -access is not
achieved, then an informal access will be created as pedestrians will not
naturally travel to Prospect Road to walk around the fence.
Comment Number: 21. Comment Originated: 10/21/2015
10/21/2015: The plaza at the main entrance needs to be enhanced with grills.
Adding grills will encourage gathering and interaction among the residents.
Please note that other recent multi -family projects that have been approved
include grills, in multiple locations, for the benefit of their residents.
Comment Number: 23.
Comment Originated: 10/21/2015
10/21/2015:At the time of Final, the applicants and owner need to resolve the
legal issues related to the amount of improvements that will be the obligation of
the Lot 1 but occur on Lot 2.
2
Fort Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov. com/devetopmentreview
October 26, 2015
Craig Russell
Russell + Mills Studio
141 S. College Avenue Suite 104
Fort Collins, CO 80524
RE: The Slab, PDP150016, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of the above referenced project. If you have questions about
any comments, you may contact the individual commenter or direct your questions through
the Project Planner, Ted Shepard, at 970-221-6343 or tshepard@fcgov.com.
Comment Summary:
Department: Planning Services
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
Topic: General
Comment Number: 3.
Comment Originated: 08/25/2015
08/25/2015: Carried over for emphasis. Please consider adding site and/or
architectural features that highlight the main entrance. With a west -facing
entrance, there is no obvious indication on how to gain access to the building
from Prospect Road. Staff is concerned about way -finding for guests and
potential tenants. Further, a south -facing site feature or architectural element
will help the building relate to Prospect Road and the Sheely neighborhood to
the south.
Comment Number: 4.
Comment Originated: 08/25/2015
08/25/2015: Carried over for emphasis. Is there any intention to provide
cross -access for bikes and pedestrians to the east to 730 and 720 West
Prospect? Staff is unclear, at this time, as to the future land use or potential
redevelopment of Lot 2 of Observatory Park Subdivision. What is the proposed
relationship among 808, 730 and 720? Please consider a gate and connecting
walkway to Lot 2 to facilitate cross access and integration among uses.
Comment Number: 7. Comment Originated: 08/25/2015
08/25/2015: Carried over for emphasis. The amenities shown on the west
patio area look sparse. The plans do not indicate any features under the