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HomeMy WebLinkAboutLAKE STREET APARTMENTS - PDP - PDP160007 - CORRESPONDENCE - REVISIONSTopic: General Comment Number: 3 Comment Originated: 04/05/2016 04/05/2016: Please note, we will ask for water meter sizing calculations at Final. The 1" meter for 102 residential units seems too small. Response: Water sizing calculations will be provided at final design. Department: Zoning Contact: Ali van Deutekom, 970-416-2743, avandeutekom(a.fcgov.com Topic: Site Plan Comment Number: 1 Comment Originated: 03/16/2016: Please submit a parking diagram showing the underground parking structure. Comment Number: 2 Comment Originated: 03/16/2016: Please label the handicap parking spaces. Comment Number: 3 Comment Originated: 03/16/2016: More detail is needed on the bike parking areas. Please provide counts on site plan per area. Comment Number: 4 Comment Originated: 04/13/2016: 253 parking spaces requires you to provide 7 handicap spaces, which you are providing. Please change the project parking chart to reflect that 7 are required not 5. Response: The remainder of the he spaces shall be provided within the parking structure. 03/16/2016 03/16/2016 03/16/2016 04/13/2016 10 IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED = NAVD88 - X.XX�. Comment Number: 16 Comment Originated: 03/16/2016 04/13/2016: There are line over text issues. See redlines. Response: Line over text issues have been addressed 03/16/2016: There are line over text issues. See redlines. Comment Number: 18 Comment Originated: 04/13/2016 04/13/2016: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Response: All text in hatched areas has been revised. Topic: Site Plan Comment Number: 5 Comment Originated: 03/15/2016 04/13/2016: The legal description is no longer needed, if the Subdivision Plat name stays "Lake Street Apartments". If to remain, please change to Lot 1, Lake Street Apartments. See redlines. Response: Legal description has been updated. 03/15/2016: Please change the legal description to: Lott, West Lake Student Housing. Comment Number: 17 Comment Originated: 04/13/2016 04/13/2016: The easements shown need to match the Subdivision Plat. See redlines. Response: Notes have been added to reference plat for easements Department: Traffic Operation Contact: Martina Wilkinson, 970.221-6887, mwilkinson(a)fcgov.com Topic: General Comment Number: 4 Comment Originated: 04/13/2016 04/13/2016: Ready for hearing. Response: Acknowledged Department: Water Conservation Contact: Eric Olson, 970.221-6704, eolsona(D.fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/14/2016 03/14/2016: 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: Water -Wastewater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowelIC&fcgov.com 9 all the information back from StormTech and have reviewed the information we can meet to discuss. Response: Acknowledged. 03/11/2016: Drainage Report: It looks like you may be proposing to provide some amount of water quality (WQCV) within the underground vaults in the isolator row for water quality. Please note that we don6t allow for WQCV within underground vaults. Contact: Jesse Schlam, 970-218-2932, ischlama(�fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 03/08/2016 04/12/2016: Erosion Control plan and details have redlines. Erosion Control Report and Escrow will need to be provided by FDP. Response: An erosion control report, plans and escrow will be submitted at final. 03/08/2016: The site disturbs more than 10,000 sq. ft., therefore Erosion and Sediment Control Materials need to be submitted for FDP. The erosion control requirements are in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials Submitted do not meet requirements. Please submit; Erosion Control Plan (Based on Redlines) , Erosion Control Report (Not Found), and an Escrow! Security Calculation (Not Found). If you need clarification concerning the erosion control 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, icountv(&fcgov.com Topic: Construction Drawings Comment Number: 13 Comment Originated: 03/15/2016 04/13/2016: There is a spelling issue with NAVD88 in the notes. See redlines. Response: The spelling has been revised. 03/15/2016: Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED FOR THEIR VERTICAL DATUMS. F, 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/EngWikiMikiPdfs/C/C-1 Form.pdf Response: Diagram will be provided at final plans. Comment Number: 4 Comment Originated: 03/17/2016 03/17/2016: Contact Light and Power Engineering to coordinate the transformer and electric meter locations, please show the locations on the utility plans. Response: Coordination will occur at final design for meter locations and transformers. Department: PFA Contact: Jim Lynxwiler, 970-416.2869, ilynxwiler(a.poudre-fire.orq Topic: General Comment Number: 4 Comment Originated: 04/12/2016 04/12/2016: ALTERNATIVE MEANS OF COMPLIANCE The project team recognizes the building size and orientation places it in an out -of -access condition as defined by IFC Appendix D105. A proposal for meeting the intent of the fire code via alternative means of compliance has been submitted to the fire department and is currently under review. Response: Acknowledged, Comment Number: 5 Comment Originated: 04/12/2016 04/12/2016: FIRE LANE SIGNAGE The limits of the fire lane shall be designated with No Parking - Fire Lane signage. Fire lane signage will need to be labeled on future plans. > IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING - FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2. Response: Acknowledged. The fire lanes have been marked on the utility plans. Comment Number: 6 Comment Originated: 04/12/2016 04/12/2016: FIRE PITS & GRILLS Fire pits and grills fueled by natural gas are allowed. Wood burning or smoke producing fire pits and grills are prohibited. No fire pits or grills allowed within 10' of combustible construction. This distance is measured both vertically and horizontally from the pit or grill. Response: Acknowledged. Department: Stormwater Engineering Contact: Heather McDowell, 970-224.6065, hmcdowelh( jcgov.com Topic: General Comment Number: 11 Comment Originated: 03/11/2016 04/05/2016: We are still reviewing the StormTech system and being able to utilize the underground chambers "isolator rows" for water quality. Once we have 7 Department: Forestry Contact: Tim Buchanan, 970.221.6361, tbuchanan(bfcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 03/16/2016 03116/2016: Existing tree number 53 needs to be identified and added with all the information to the table. Comment Number: 2 Comment Originated: 03/16/2016 03/16/2016: Existing tree number 1 is shown to be retained on the Tree Mitigation plan but is not shown on the landscape plan sheet 4 of 7. This tree is a 7 inch diameter Bristlecone Pine. Comment Number: 3 Comment Originated: 03/16/2016 03/16/2016: Explore adding more trees to the project to try and place all mitigation trees on the plan. There appears to be space for additional trees in the landscape area along the south boundary of the project where additional new trees might be added. Also look at the landscape area near the SE section of the building in the zone where the sidewalk extents to the east of the parking and bends to the north to the building. There may also be space for additional trees along the west boundary landscape area. Comment Number: 4 Comment Originated: 03/17/2016 03/17/2016: Existing trees number 55-59 are large Siberian Elm to retain. These 5 trees should be inspected by a certified arborist using a climber or bucket truck to determine if there are any structural problems that could pose a hazard. Follow the recommendations of the certified arborist. Comment Number: 5 Comment Originated: 03/17/2016 03/17/2016: Existing tree number 14 is a dead green ash and should be shown to remove. Department: Light And Power Contact: Luke Unruh, 9704162724, lunruh(Dfcgov.com Topic: General Comment Number: 1 Comment Originated: 03/17/2016 03/17/2016: Street trees will need to be adjusted based on the location of the streetlights. Please call Luke at 416-2724 to coordinate tree locations. Response: The street light will need to be moved to avoid the proposed sidewalk location. Coordination of the new location will occur at final design. Comment Number: 2 Comment Originated: 03/17/2016 03/17/2016: Please note is the owners responsibility to get secondary conductors and conduit from the utility transformer to the electric meter's Response: Acknowledged. Comment Number: 3 Comment Originated: 03/17/2016 9 Comment Number: 18 Comment Originated: 04/12/2016 04/12/2016: All references to bike parking have been removed from Site Plan. Please add the designated bike parking areas back on to the Site Plan. Also, it would be helpful to indicate the number of bike spaces per designated area. Please note that Planning did not receive a Parking Diagram nor is such a sheet indicated in the sheet list on the sheet 1 of 8. Parking layout needs to be a part of the plan set that is forwarded to the Planning and Zoning Board. Response: Please see the submitted floor plans which show bike parking Comment Number: 19 Comment Originated: 04/12/2016 04/12/2016: On the Photometric Plan, please adjust the Kelvin temperatures for all fixtures such that the maximum allowed would be 3,000 degrees. LED lighting that is in excess of 3,000K is overly harsh and more suited for a commercial setting. While the response to Environmental Planning indicates that fixtures at 3,000K are not available, we have found in reviewing other projects that such scarcity is not case industry -wide. Staff suggests other fixtures be investigated. Response: The Photometric Plan has been revised using a 3,000K fixture. Comment Number: 20 Comment Originated: 04/12/2016 04/12/2016: Please add notes to the Luminaire Schedule that the B, C and E fixtures are to be fully shielded and down directional. Also, please add that the D fixtures are to be flush -mount and flat lens. Response: The Luminaire Schedule has been adjusted accordingly. Comment Number: 21 Comment Originated: 04/12/2016 04/12/2016: The legal description on the Site Plan does not match the Plat. Please rectify as to which is to prevail. Response: Site plan has been revised. Comment Number: 22 Comment Originated: 04/15/2016 04/15/2016: Be sure to adjust the Landscape Plan to move the tree along Lake Street further south to avoid the conflict with the relocated street light. Response: Acknowledged. Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mragasa(�fcgov.com Topic: General Comment Number: 9 Comment Originated: 04/12/2016 04/12/2016: Comments have been addressed. Ready for FDP. Response: Acknowledged. Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette(c.fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 04/08/2016 04/08/2016: 1 will review the planting plan for the shrub beds at the time of Final Plan. Please include a mix of shrubs, grasses and perennials. Native, flowering, and fruiting species are preferred. Response: Acknowledged 5 fence, especially along the west property line, such fence will need to include columns, uniformly spaced, or other features, to mitigate and soften the impact of a stockade appearance. Staff recommends that the columns consist of stone to match the building, with a capstone. A detail (perhaps on sheet 5 of 7) will need to be provided. (Please be sure to indicate that the existing fence would be removed and replaced.) 04/12/2016: Carried Over: Columns must not be deleted from the south property line. The property to the south is .56 acre, fronts on Prospect Road and is zoned H-M-N. Per the West Central Area Plan, such properties are expected to re -develop in the future either as an individual parcel or in consolidation with other parcels. Response: The columns have been added back along the south property line. Comment Number: 14 Comment Originated: 03/16/2016 03/16/2016: Staff is concerned that the response to a request for a bike and pedestrian connection to any of the abutting properties has not yet been considered. Opportunities to connect to Prospect Road would provide access to transit and the Spring Creek Trail. Also, the ability to connect to other abutting properties contributes to access and circulation within the H-M-N zone district as an integrated urban neighborhood versus a series of individual apartment complexes. For example, The Slab provided connections to both Blue Ridge Apartments to its north and its neighboring property to the east so it is not an isolated apartment building. Connections can be made in conjunction with the current development or reserved for future development of abutting properties. 04/12/2016: Carried over: I see where one additional crusher fines path has been stubbed to the south property line which is sufficient. But the response letter indicates that there may be more than one. As discussed at the project review meeting, the easement near the southeast corner of the building should be extended east to the easterly property line. Be sure that the easement contains language that it is specifically intended to accommodate a future pedestrian connection to the abutting property. Response: Please see revised plat showing easements. Comment Number: 15 Comment Originated: 03/16/2016 03/18/2016: Light and Power indicated that two transformers may be needed. Please be sure that these transformers are not visible from Lake Street. If enclosures are used, be sure to meet the minimum clearance requirements. 04/12/2016: Carried over: The transformer(s) pad does not appear to be screened and yet is very visible from Lake Street. Please provide an enclosure and gate that meets the clearance specifications of Light and Power. Response: Shrubs will be shown at time of Final Plans. A note has been added to the plans to ensure that screening will take place Comment Number: 17 Comment Originated: 04/12/2016 04/12/2016: What is the material of the 18-inch high landscape wall in the southeast corner? Response: The 18" landscape wall will be concrete. a Comment Number: 5. Comment Originated: 03/16/2016 03/18/2016: The grading plan should indicate that there will be grade changes around the existing trees that are designated to be preserved. 04/12/2016: Carried over for emphasis. The response in the letter is not clear. The response does not indicate whether or not there will be a buried storm line or an open trench. Our bottom line objective is to minimize the impact on the trees. At this time, I don't know how this will be accomplished. Response: In order to preserve existing trees minimal grading will take place where possible. The storm drain line will be bored as needed rather than installed with an open trench to minimize impact on tree roots. Comment Number: 6 Comment Originated: 03/16/2016 03/16/2016: In general, staff is concerned about buffering along the west property line. On the Site Plan, along the west property line, the parking stalls are designated to have a shorter length causing more vehicle overhang. The Landscape Plan, however, indicates that the strip between the fence and the head of the parking stall is capable of being landscaped when this may not be the case. Are wheel stops intended for these stalls? Otherwise, this area ends up being very narrow and a challenging area in which to plant the necessary landscaping to accomplish a land use transition and project compatibility. This may have an implication on how compatibility is achieved in relation to the property to the west. 04.12/2016 Carried Over: The west property line needs to be densely planted with a continuous row of plant material - no gaps. The Landscape Plan does not yet indicate a sufficient level of planting along this property line. Response: At time of final, all shrubs will be shown that will create a solid hedge along the west property line. A note has been added to the landscape plan to ensure that a continuous buffer will be created. Comment Number: 8 Comment Originated: 03/16/2016 03/16/2016: If a dense screen of landscaping cannot be placed along the west property line due to site constraints, Staff recommends that the applicant consider working with the Plymouth Congregational Church about off -site landscaping along the shared property line. Perhaps there is suitable land area west of the proposed perimeter fence where trees can be planted. Narrow shaped or pyramidal type trees may need to be selected if the potential planting area is lacks sufficient width. Such off -site landscaping would include the necessary irrigation and maintenance. 04/12/2016: Carried Over: Please provide an update on the status of discussions to date with Plymouth Congregational Church. The response provided is vague. Response: Plymouth Congregational Church was reluctant to plant any trees on their property due to space constraints. We are proposing a dense screen. Comment Number: 10 Comment Originated: 03/16/2016 03/16/2016: Where the site perimeter is treated with a six-foot high solid -wood Response: Acknowledged Comment Number: 4 Comment Originated: 03/17/2016 03/17/2016: Please note Is the owners responsibility to get secondary conductors and conduit from the utility transformer to the electric meter', Response: Acknowledged Contact: Ted Shepard, 970.221-6343, tshepard()fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/16/2016 03/16/2016: Please label and describe (both horizontally and vertically) the portion of the courtyard/deck that is south of the pool area. Both the site and landscape plans are vague. Will treatment of this area include features that contribute to buffering the sound that will emanate from the courtyard and pool areas? The City's Neighborhood Enforcement Team has reported that sound from the clubhouse and pool areas, especially within the first few years of operation, are causing complaints from surrounding property owners. The applicant is encouraged to meet with our Neighborhood Enforcement Team to review our community's rules and regulations regarding nuisance ordinances. Please contact Delynn Coldiron, 221-6767 to arrange a meeting. 04/12/2016: Carried over for emphasis: The response letter indicates that the south side will have a hedge planting but a hedge is not indicated on the Landscape Plan. It appears that this elevated courtyard has the potential of hosting activities that could generate sound levels in excess of what is allowed to be received at a residentially zoned property per Chapter 20 of the City Code. Based on the review meeting, staff remains concerned about the south -facing design of the deck, railing, planter system. I'm concerned about there being sufficient height and mass to mitigate noise and light emanating from deck activities and the impact on the residential property to the south and the church to the west. Response: The hedge shall be Cheyenne Privet or similar planted densely within raised planters. The deck will have limited hours and will not include any active recreation components. It may include moveable furniture, raised planters and shade structures. Comment Number: 3 Comment Originated: 03/16/2016 03/16/2016: In designing the entrance to the below -grade and at -grade under -structure parking, please note the standards found in Section 3.10.4(D) (3)(a-f). These standards are intended to add a measure of safety and reduce any conflicts between vehicles entering and exiting the structure and pedestrians. 04/12/2016: Carded Over for emphasis: Compliance with these standards will require a detail in order to address (a) location of the crown; (b) beginning of the ramp; (c) height of the planter on the south; and (d) address why there is no planter on the north, just a blank wall; and (f) address the requirement for appropriate signage. Please note that the sign need not be a MUTCD rated sign but should be more residential in character. Response: A planter has been added to the south wall and a flashing sign or mirror will be placed at the garage entry in order to minimize pedestrian and vehicular conflicts. 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/deve/opmentreview April 15, 2016 Stephanie Van Dyken Ripley Design, Inc. 419 Canyon Ave Suite 200 Fort Collins, CO 80521 RE: Lake Street Apartments, PDP160007, 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. For comment responses: In PURPLE please contact Randy Bruce, Knothe & Bruce Architects, 608-836-3690 In RED please contact Stephanie Van Dyken, Ripley Design Inc., 224-5828 In BLUE please contact Cody Snowden, Northern Engineering, 568-5409 Comment Summary: Department: Planning Services Contact: Luke Unruh, 9704162724, lunruh(cDfcgov.com Topic: General Comment Number: 1 Comment Originated: 03/17/2016 03/17/2016: Street trees will need to be adjusted based on the location of the streetlights. Please call Luke at 416-2724 to coordinate tree locations, Response: Acknowledged Comment Number: 2 Comment Originated: 03/17/2016 03/17/2016: Please provide a one line diagram and a C-1 form. The C-1 form can be found at: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1 Form.pdf Response: Diagram will be provided at final plans. Comment Number: 3 Comment Originated: 03/17/2016 03/17/2016: Contact Light and Power Engineering to coordinate the transformer and electric meter locations, please show the locations on the utility plans.