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HomeMy WebLinkAboutLAKE STREET APARTMENTS - PDP - PDP160007 - CORRESPONDENCE - (3)Comment Number: 2 03/16/2016: Please label the handicap parking spaces. Comment Number: 3 Comment Originated: 03/16/2016 . Comment Originated: 03/16/2016 03/16/2016: More detail is needed on the bike parking areas. Please provide counts on site plan per area. 12 Comment Number: 6 Comment Originated: 03/15/2016 03/15/2016: Please renumber the drawing number to "X of 6", or "X of 9" if including the Elevations. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/16/2016 03/16/2016: The fixed bike racks right at the entrance from Lake seem to pose some level of risk. Can they be relocated or at least pushed to the west a little? Comment Number: 2 Comment Originated: 03/16/2016 03/16/2016: The sidewalk as shown doesn't provide a direct walking path. Either consider detaching the walk (similar to church to the west), or leaving it attached and relocating ramp terminals to make a more direct connection. Comment Number: 3 Comment Originated: 03/16/2016 03/16/2016: The submitted traffic study information has been reviewed and the conclusions accepted. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcqov.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, hmcdowell@fcqov.com Topic: General Comment Number: 1 Comment Originated: 03/11/2016 03/11/2016: Landscape Plans — please add "services" to the separation requirements note (note 8). Comment Number: 2 Comment Originated: 03/11/2016 03/11/2016: See redlines for minor comments. Department: Zoning Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com Topic: Site Plan Comment Number: 1 Comment Originated: 03/16/2016 03/16/2016: Please submit a parking diagram showing the underground parking structure. 11 BENCHMAF% # 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. IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED = NAVD88 - X.XX6. Comment Number: 14 Comment Originated: 03/15/2016 03/15/2016: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Comment Number: 15 Comment Originated: 03/15/2016 03/15/2016: All benchmark statements must match on all sheets. Comment Number: 16 03/16/2016: There are line over text issues. See redlines. Topic: Landscape Plans Comment Number: 7 03/15/2016: There are line over text issues. See redlines. Comment Number: S Comment Originated: 03/16/2016 Comment Originated: 03/15/2016 Comment Originated: 03/15/2016 03/15/2016: Please renumber the drawing number to "X of 6", or "X of 9" if including the Elevations. Topic: Lighting Plan Comment Number: 9 Comment Originated: 03/15/2016: Please mask or remove the text as marked. See redlines. Comment Number: 10 Comment Originated: 03/15/2016: Please renumber the drawing number to "X of 6", or "X of 9" if including the Elevations. Topic: Plat Comment Number: 1 03/15/2016 03/15/2016 Comment Originated: 03/15/2016 03/15/2016: Please make changes to the Statement Of Ownership And Subdivision as marked. See redlines. Comment Number: 2 Comment Originated: 03/15/2016 03/15/2016: Please add major street names to the vicinity map. See redlines. Comment Number: 3 Comment Originated: 03/15/2016 03/15/2016: Please provide current acceptable monument records for the aliquot corners shown. These should be emailed directly to Jeff at jcounty@fcgov.com Topic: Site Plan Comment Number: 5 Comment Originated: 03/15/2016 03/15/2016: Please change the legal description to: Lott, West Lake Student Housing. 10 within an EDB. b. I'm not clear if Pond C is an EDB or just a water quality basin? c. Pond B is analyzed as a rain garden but it looks like its provided capacity is much larger than required. d. Are you proposing storage volume within the pavers section? Comment Number: 11 Comment Originated: 03/11/2016 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 don't allow for WQCV within underground vaults. Comment Number: 12 Comment Originated: 03/11/2016 03/11/2016: Drainage Report: See redlined report for other comments/questions. The pdf of the report will be emailed to Cody. Contact: Jesse Schlam, 970-218-2932, ischlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 03/08/2016 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, 'countV@fcqov.com Topic: Building Elevations Comment Number: 11 03/15/2016: No comments. Topic: Construction Drawings Comment Number: 12 Comment Originated: 03/15/2016 Comment Originated: 03/15/2016 03/15/2016: Please add "Lott, West Lake Student Housing" to the sub -title as marked. See redlines. Comment Number: 13 Comment Originated: 03/15/2016 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: The project team should also consider providing areas of refuge in the stairwells, with communication to a central receiving station; stair tread marking, pressurized stairwell(s), or other requirements of the high rise code which are deemed appropriate for this project. (Meeting the intent of the fire code via alternative means may also allow the EAE to be reduced in width from 26'.) Department: Stormwater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: General Comment Number: 2 Comment Originated: 03/11/2016 03/11/2016: Grading Plan: It looks like the proposed grading plan along the east and west boundaries shows runoff going offsite to adjacent properties. Existing topography on these adjacent lots needs to be shown and the grading plan needs to clarity that it's not creating additional runoff towards the neighboring properties. Comment Number: 3 Comment Originated: 03/11/2016 03/11/2016: Grading Plan: The spillway locations and/or spill routes need to be shown on the grading plan. The drainage report states that the spillway for Pond A is intended to direct spillway flows north along the property line to Lake Street, but the grading plan doesn't look like it represents this. Comment Number: 4 Comment Originated: 03/11/2016 03/11/2016: Grading Plan: Is there a retaining wall along the eastern property line? If so, it needs to be approximately shown and labeled. Comment Number: 5 Comment Originated: 03/11/2016 03/11/2016: Grading Plan: Water surface elevations need to be shown for the surface detention ponds and rain garden. Comment Number: 6 Comment Originated: 03/11/2016 03/11/2016: Grading Plan: slope labels need to be added for cross -slope areas and swales. Comment Number: 7 Comment Originated: 03/11/2016 03/11/2016: Grading Plan: LID's need to be clearly called out. Comment Number: 8 Comment Originated: 03/11/2016 03/11/2016: Drainage Exhibit: An LID table needs to be added to the drainage exhibit and report that shows how you're meeting the LID requirements. Comment Number: 9 Comment Originated: 03/11/2016: Drainage Exhibit: Since there are several detention basins on this site, please provide a Detention Pond table that summarizes pertinent information for each pond for easy reference. Include items like: Required WQCV and 100-yr volume, provided WQCV and 100-yr volume. Comment Number: 10 Comment Originated: 03/11/2016: Drainage Report: The detention basin/water quality basin/LID components are confusing. Generally, the narrative needs to help clarify which ponds are EDB, which ponds are LID's, etc. a. Pond A is analyzed as an EDB, but called a rain garden and also analyzed as a rain garden in the report. Please note that you can't locate a rain garden 03/11/2016 03/11/2016 0 a fire sprinkler system. Code language provided below. > IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. When any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access, the fire code official is authorized to increase the dimension if the building is equipped throughout with an approved, automatic fire -sprinkler system. Comment Number: 2 Comment Originated: 03/14/2016 03/14/2016: AERIAL FIRE APPARATUS ACCESS ROADS - Due to building height exceeding the reach of ground ladders, fire lanes need to allow for ladder truck accessibility to enable roof access and provide for occupant rescue from upper floors. Only a small percentage (roughly 13%) of the current plan puts the building within the 30' maximum setback. Code language provided below. > PROXIMITY TO BUILDING - IFC D105.3: At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. Comment Number: 3 Comment Originated: 03/14/2016 03/14/2016: ALTERNAITIVE MEANS OF COMPLIANCE Fire access requirements with respect to placement of aerial apparatus have not been achieved with the proposed site plan (See IFC Appendix D). In order to enable fire ground operations and facilitate rescue of occupants from upper floors as intended by the code, alternative means of compliance will be needed which meet or exceed minimum code standards. A formal written plan shall be submitted to the fire marshal for review and approval by time of final plans. The applicant team should review high rise provisions of the code when determining alternative means to the lack of aerial fire access. With respect to potential construction enhancements put forth in the response letter: a) Three stairways to the roof seem appropriate as proposed. The fire marshal will reserve judgment until a full plan is submitted but at least one (and possibly all three) shall provide a walkout design rather than a roof hatch. Stairwells shall have 2 hr. protection. Standpipes shall extend to the roof in all three stairwells with hose connections on the roof at all three locations. b) Compartmentalization of the building with 2 hr. fire separation as indicated seems appropriate and further details will need to be provided. Fire separation should extend through the roof if possible. c) Providing smoke detection in the egress corridors at 30 ft. intervals rather than 42 ft. would not appear to significantly enhance early warning of a fire and this option may be omitted. d) Emergency power and back-up power are required but need not be provided by a generator if it can be provided by other means. As such, a generator would not be required. 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@fcqov.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. Comment Number: 2 Comment Originated: 03/17/2016 03/17/2016: Please note is the owner's responsibility to get secondary conductors and conduit from the utility transformer to the electric meter's Comment Number: 3 Comment Originated: 03/17/2016 Please provide a one line diagram and a C-1 form to Light and Power Engineering. The C-1 form can be found at: hftp://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1 Form.pdf Comment Number: 4 Comment Originated: 03/17/2016 03/17/2016: Contact Light and Power Engineering to coordinate the transformer(s) and electric meter locations, please show the locations on the utility plans. Electrical meters should be on the opposite side of the gas meter. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, iynxwiler@poudre-fire.orq Topic: General Comment Number: 1 Comment Originated: 03/10/2016 03/10/2016: PERIMETER FIRE ACCESS ROADS The proposed Emergency Access Easement shown along the west and south side of the building generally meets minimum perimeter access requirements. While the building remains approximately 55out of access, the distance is considered acceptable by local standards as the building is fully equipped with R Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/02/2016 03/02/2016: The project owes an additional $612.50 more for TDRFee for the PDP. The site acreage was not included in the fee calculation submitted. Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, rverette@fcqov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 03/11/2016 03/11/2016: There appears to be an opportunity to add -2-3 additional fruit trees along the southern edge of the property. This could help the project meet its tree mitigation requirements and provide additional forage and habitat for birds, particularly since multiple fruit trees would be removed from the property and only one new fruit tree is currently proposed. Topic: Lighting Plan Comment Number: 2 Comment Originated: 03/11/2016 03/11/2016: Please provide the Kelvin color temperature for light fixture "D" on the lighting plan. In regard to LED light fixtures, IDA (International Dark -Sky Association) recommends using lighting that has a color temperature of no more than 3000 Kelvins in order to limit the amount of blue light in the night environment, as blue light brightens the night sky more than any other color of light. Both LED and metal halide fixtures contain large amounts of blue light in their spectrum, and exposure to blue light at night has been shown to harm human health and endanger wildlife. Please consider a warmer color temperature (3000K or less) for your LED light fixtures. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcqov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 03/16/2016 03/16/2016: 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. 5 Department: Engineering Uevelopment Review Contact: Marc Ragasa, 970.221.6603, mraoasa@fcgov.com Topic: General Comment Number: 2 Comment Originated: 03/16/2016 03/16/2016: Use the replat associated with this project for the legal description on the cover sheet. Comment Number: 3 Comment Originated: 03/16/2016 03/16/2016: Add the street cut note to the Utility Plans: LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETEREMINED IN THE FILED BY THE CITY ENGINEERING INSPECTOR. ALL REPAIRS TO BE IN ACCORDANCE WITH CITY STREET REPAIR STANDARDS. Comment Number: 4 Comment Originated: 03/16/2016 03/16/2016: See LCUASS Detail 707.2 for a Type III Driveway. If that configuration is used, concrete will be required to the back of the walk and will need to be in an access easement. Comment Number: 5 Comment Originated: 03/16/2016 03/16/2016: Pipes are not allowed to directly outlet into sidewalk chases. Please provide either a pan or channel upstream of the chase. Comment Number: 8 Comment Originated: 03/16/2016 03/16/2016: Coordination is needed between this development and CSU. Improvements along Lake Street will be done relating to the needs for CSU's stadium. Plans show an 8' attached sidewalk along the north of the property. If the construction of this sidewalk by the City/CSU is done prior to the construction of this development, this development will need to tie in to these improvements along the property frontage. If the improvements aren't completed prior to the stadium deadline, the City/CSU will construct the sidewalk improvements and a repay will be required when this property develops. At such time, the walk will need to be modified to include the new driveway and sidewalk chases. Topic: Plat Comment Number: 6 Comment Originated: 03/16/2016 03/16/2016: The underground detention ponds will need to be in drainage easements. Please adjust the plat and show the easement on the Utility Plans. Comment Number: 7 Comment Originated: 03/16/2016 03/16/2016: The Utility Plans show an Emergency Access, Pedestrian & Bike Access Easement. The Pedestrian and Bike access can be consolidated to an "Access" Easement. Please make sure that the easement matches with is shown on the plat. 4 Comment Number: 10 Comment Originated: 03/16/2016 03/16/2016: Where the site perimeter is treated with a six-foot high solid -wood 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.) Comment Number: 11 Comment Originated: 03/16/2016 03/16/2016: In order to enhance the project's compatibility in relation to the property to the west, staff recommends that the fourth floor of the west elevation feature a level of detail as found on the north elevation. This includes extending the overhangs at the two ends, with brackets, to the edges of the building. Please explore other features that can be placed on the west elevation that is approximately in equal proportion as found on the north elevation. Comment Number: 12 Comment Originated: 03/16/2016 03/16/2016: Along the east elevation, there appears to be door. Does this door serve a stair tower? If so, then a connecting walkway must be provided that links the door to both the north (Lake Street) and south (parking lot) sides of the site. Comment Number: 13 Comment Originated: 03/16/2016 03/16/2016: Will the project provide for a common car(s) and or van to be shared among residents? If so, please indicate the designated parking space. (If this space is under the structure, please state with a note.) 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. Comment Number: 15 Comment Originated: 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. Comment Number: 16 Comment Originated: 03/16/2016: Please consider a soft path, perhaps with seating areas, that allows one to enjoy a quiet walk around the southern and eastern portions of the site. Residents living in a dense urban environment would benefit from a brief respite that is well -landscaped, aesthetic and calming. 03/16/2016 03/16/2016 3 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. Comment Number: 4 Comment Originated: 03/16/2016 03/16/2016: Please provide further explanation as to what constitutes "Stormwater Storage." If this is a below -ground facility, please state what the limitations may or may not be with regard to landscaping the surface. What is the cover depth? Will trees be able to be planted in this area? Please provide details on the Site Plan in a new Site Plan Note. If cover depth is a limited factor for landscaping, then a cross-section would be helpful. 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. 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. Comment Number: 7 Comment Originated: 03/16/2016 03/16/2016: Along the west property line, there are four trees designated to be removed (numbers 7,9,11 and 13). Could the parking stalls be adjusted in such a way as to have these trees located within landscape islands? Saving these trees would contribute to buffering the property to the west. 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. Comment Number: 9 Comment Originated: 03/16/2016 03/16/2016: With opportunities for landscaping being somewhat limited, there should be an emphasis on the use of evergreens as the foundation shrubs. Please select from a variety of evergreens that are upright, narrow, dwarf or otherwise suited for areas around the building's foundation that are visible from public view. City of 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/developmentreview March 18, 2016 Stephanie Van Dyken Ripley Design, Inc. 419 Canyon Ave Ste 200 Fort Collins, CO 80521 RE: Lake Street Apartments, PDP160007, Round Number 1 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: 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. Comment Number: 2 Comment Originated: 03/16/2016 03/16/2016: The Site Plan labels the trash enclosure location but please note that this area must also include recycling facilities. With regard to a best practice approach to recycling within multi -family projects, please contact Caroline Mitchell, Environmental Planner, 221-6288.