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HomeMy WebLinkAbout401 WEST MOUNTAIN AVENUE - PDP - 29-98 - CORRESPONDENCE - REVISIONS (3)VF Ripley Associates, Inc. Response to Staff Comments 401 West Mountain Page 4 realistic approach in dealing with tough urban conditions while providing great appeal to the pedestrians on the site. r. Three shade trees and three ornamental trees have been added. Two of the shade trees have been upsized per the City Forester. Per Sec. 3.2.1.(D)(3) of the Land use Code, no more than 50% of one species is proposed. t. The mechanical equipment will be located in the center of the rooftops, height will be below the tops of the parapets. u. Trash enclosure elevations have been added to the elevation sheets. v. A significant landscape buffer has been added around the parking lot. A variety of shade and ornamental trees combined with deciduous and evergreen shrubs will provide year round interest and screening. Additional landscape revisions have been addressed in comment q. above. 9. Acknowledged. See revised utility plans. 10. Acknowledged. See revised utility plans. 11. Acknowledged. See revised utility plans. If you have any questions regarding the revisions or these comments, please call. Sincerely, VF RIPLEY ASSOCIATES, Inc. in Ripley VF Ripley Associates, Inc. Response to Staff Comments 401 West Mountain Page 3 The General Notes have been revised as requested. The Planning approval block has been changed to a Type 1 Review block. k. The site plan has been changed per the redlines. 1. The City Forester has been contacted in regards to the proposed tree removal. The mitigation he has requested is the upsizing of 2 proposed trees from 2" caliper to 3" caliper. This change has been noted on the landscape plan. m. The building elevations have been updated and now match the site plan. n. The building elevations have been modified. (See attached letter) o. A note has been added to the lighting plan referencing down -directional, sharp cut-off fixtures. The fixtures on the backs of the garages have been reduced from 100MH to 70NK therefore reducing the maximum foot-candles. It is important to note that since there are no light poles in the parking lot, high pressure sodium light fixtures are inappropriate p. The context plan has been eliminated from the set as requested. q. In response to Section 3.2.1(E)(d) i.e. Foundation Plantings, we are requesting an alternative compliance for 401 W. Mountain. As the architectural elements and facades have progressed and potential tenant uses evaluated, it has become apparent to us that foundation plantings at the base of our proposed building are inappropriate. Five-foot wide planting beds along the north and east elevations would actually hinder pedestrian movement and interaction with the proposed building. Further investigation of the neighborhood context and downtown storefront vernacular confirm this treatment would look out of place. The elevations are being designed with lots of large display windows that encourage pedestrians to come up close and take a look. Fine construction detailing (similar to "Old Town") will also command attention and close scrutiny. A 5' wide planting bed will not easily allow this desirable experience. We foresee a lot of trampling occurring in the beds while people try to peek into the store fronts or cut comers to access the building. A majority of those beds would also be at the base of a north facing fagade, creating a harsh growing environment. In place of planting beds, we propose installing permanent sidewalk level containers and wall mounted plant hangers that enhance the unique features of the proposed building, maximizing its ability to blend in with the old residential neighborhood while providing a continuity of the downtown area. A hierarchy of containers are recommended and shown on the landscape plan. They would all be made of extremely durable materials in styles that further accentuate the innovative design of this project. The pots would not be prone to pedestrian damage and can be planted according to climatic exposure to guarantee attractive seasonal color and texture. The use of plant materials in this manner would demonstrate a VF Ripley Associates, Inc. Response to Staff Comments 401 West Mountain Page 2 b. Landscape categories were already on the landscape plan under note number 4. We have added a separate Water Usage Table in a more conspicuous location. 3. The transformer has been shown in a combined trashhransformer enclosure. 4. a. The building will be fire contained or sprinkled. b. An existing fire hydrant is located on the northeast comer of Mountain and Meldrum within 300' of the proposed building. c. The building will be fully sprinkled, therefore, a fire alarm system will not be used. 5. a. This project contains 2 dwelling units and therefore is exempt from the residential accessibility requirement. b. Acknowledged. c. Acknowledged. d. Acknowledged. e. Acknowledged. 6. A utility coordination meeting is being scheduled to discuss power, cable and phone service to the site. 7. The parking bulbs have been eliminated from the plans. 8. a. We are anticipating an Administrative (Type I) Review. b. The sidewalk has been increased to 10' wide between the outdoor eating area and the steps. c. Encroachment permits will be submitted to the City. d. The proposed retaining walls are on -site. e. We have included a sidewalk along the south side of the building to provide for access into the building, however, a utility enclosure with gates is needed in this area prohibits a connection to Meldru n Street. f. The required changes have been made to the plans. g. The building square footage information has been updated in the Land Use Statistics. h. The basement use has been added to the site plan. September 9, 1998 Mike Ludwig Planning Department 281 North College Avenue Fort Collins, CO 80524 Re: Response to staff comments: 401 West Mountain PDP Dear Mike: We have reviewed staff comments dated August 5, 1998, and have the following comments: VF RIPLEY ASSOCIATES INC. Landscape Architecture Urban Design Planning 1 I l3 Stoney Hill Drive Fon Collins, Colorado 80.525 PHONE (970) 224-5928 FAX (970) 224-1662 1. a. Building envelope dimensions and distances to property lines have been shown on the site plan. b. A 7'-6" landscape buffer has been added to the west to allow for vehicle overhang and a 5' landscape buffer has been added along the south property line. C. Dimensions have been added to the building elevations. d. This information has been added to the Land Use Statistics. e. This information has been added to the Land Use Statistics. f. See comment b. above g. The basement will be used for storage. This information has been added to the site plan. h. The trash/transformer has been placed on the north end of the parking lot. The handicap parking space has been located on the south side of the trash/transformer enclosure. Two landscape islands have been added on the west side of the building as well as landscape areas on the north and south sides of the 5 parking stalls. Additional bike racks have been added to the plans; one at the southwest corner of the building, one on the north side of the building and one on the east side. The racks within the public right -of --way will be similar to those used in front of the Ulrich's building. The rack located at the southwest corner of the building will be a ribbon -style bike rack. k. A note has been added to the General Notes regarding lighting. 2. a. A note with this statement has been added to the landscape plan.