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HomeMy WebLinkAboutTHE DISTRICT @ CAMPUS WEST - PDP - PDP120003 - SUBMITTAL DOCUMENTS - ROUND 2 - PLANNING OBJECTIVESland planning g landscape architecture g urban design g entitlement Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com 1. Planning Objectives Narrative Perspective Renderings of Project 2. City Plan Principles and Policies 3. Modification Request for Building Setback 4. Request for 4-Bedroom Units 5. Building Height Review Narrative Shadow Analysis Contextual Building Height Exhibit 6. Neighborhood Meeting Notes 7. Response to PDP Comments land planning g landscape architecture g urban design g entitlement Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com March 23, 2012 Planning Objectives The District at Campus West Project Development Plan The District at Campus West is intended to be a student housing apartment project consisting of 193 units with 674 individually rented bedrooms. The site is located on approximately 3.32 acres of land west of Colorado State University, in the 700 block of West Plum Street. The site is located in the West Central Neighborhood Plan area. The Plan developed in 1999 incorporates policies and plans to direct development in the three square mile area west and south of the CSU campus. The District is proposed to be located in the Campus West/Community Commercial Area and is zoned C-C Community Commercial. The Community Commercial District is designed to provide a combination of retail, office, services, cultural facilities, civic uses and higher density housing. Several one-story, single-family rental houses built in the mid 1950's currently exist on the site. The intent is to remove the houses and replace them with a well-designed, multi-family project catering to CSU students. The project extends from Aster Street on the east side to City Park Avenue on the west side. Moving along Plum Street from west to east, the project consist of Building 1, a 5-story residential building that steps down to 4 stories on the north side, followed by Building 2, a 4-story parking structure faced with 3-story townhome-type units along the street facing facades, followed by Building 3, a 5-story residential building. Sunstone Condominiums are located to the north separated from the proposed District project by a linear parking lot. The site is bordered by multi-family housing on the east, Cambridge House Apartments, other multi-family buildings and single-family residences to the south and multi-family housing to the west. Two existing dead-end streets, Columbine and Daisy will be vacated and removed with the development of this project. Bluebell Street will remain and connect through to Baystone Drive. Plum Street is classified as a collector street on the City’s Master Street plan. It has two travel lanes, striped bicycle lanes and parking is prohibited. It lacks adequate right-of-way width to The District at Campus West Planning Objectives Page 2 of 4 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com incorporate detached sidewalks. Currently sidewalks are attached and very narrow if they exist at all, forcing the student population to walk in the street as they head to campus. This project will dedicate additional right-of-way and construct wide, detached sidewalks creating a safe, convenient and attractive streetscape that will promote walking and increase bicycle safety on the street by greatly reducing pedestrian conflicts over what exists today. The spaces between the curb and the buildings are integrated into the streetscape to create visually exciting and functional urban spaces. These urban spaces and adjacent courtyards include special paving, a variety of seating opportunities, lighting, trees and ornamental plant materials, bike parking and internet access. The foundation planters along most of the building frontages incorporate a storm water function in addition to being attractive landscape features. The bio-retention planters will detain storm water before it drains to the storm water outfall. This allows for water to be released at the historic rate, allows pollutants to settle out and enables plant material to take advantage of the storm water reducing the need for artificial irrigation. The Applicant will work with City staff to insure that the planters meet necessary safety, accessibility, and maintenance requirements. The 4-story parking garage will park 495 cars and 332 bicycles (282 more than required by the LUC). A centrally located transit stop is planned near the southwest corner of the parking garage with a covered waiting area and bench seating. Since the property is in the TOD overlay district, no minimum residential parking is required; however, adequate parking is essential from a leasing standpoint. The site location is within easy bike and walking distance of the CSU Campus, the Mason Street BRT and other activity centers. The proposed modern architecture is urban in scale and design. The design of the buildings also incorporates many sustainable components and is targeting Silver LEED designation. Buildings 1 and 3 have flat roofs with cornices making their overall height compatible with adjacent 3-story structures that have pitched roofs. The buildings have an attractive street appeal owing to upscale architectural articulation and detailing as well as the rhythm associated with two south facing courtyards and the pool complex. The courtyards include a variety of site amenities, such as seat walls, outdoor furniture, shade, special lighting, fire pits, generous landscaping and internet access. Each courtyard is unique offering a variety of places to sit, socialize, study or simply enjoy the outdoors. The clubhouse facility located in Building 1 is set off by an eye-catching overhead canopy. In addition to the outdoor pool the clubhouse will include a recreation room with pool tables, TV's, and other games; fitness center; a computer lab; and study rooms for group study sessions. The parking garage is faced with 3-story townhome units along street facing facades so the utilitarian aspect of the garage is not visible along the public street. On the north side where it is visible, it is buffered by existing trees and additional trees are proposed to be planted. The District at Campus West Planning Objectives Page 3 of 4 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com A neighborhood meeting was held on August 31, 2011. Concerns voiced by attendees included: management of the project, building height and shadowing, increased traffic, noise and property values. In response to concerns voiced by City staff in early discussions and in response to neighborhood concerns, the applicant has prepared a traffic study to look at impacts to the neighborhood and has made design changes in response to concerns about building height, density and shadowing. The following points illustrate how the District is addressing neighborhood concerns: • At the time of Preliminary Design Review the project was proposing 215 units and 732 bedrooms and included a 6-story parking structure. • At the time of the Neighborhood Meeting the parking structure had been reduced to 5 stories. • After the neighborhood meeting, the scale of the project was reduced down to 193 units and 674 bedrooms. Original plans to incorporate land on the south side of Plum Street into the project were abandoned. The parking structure was scaled down to 4 stories in height and the larger of the two residential buildings drops to 4 stories on the north side to reduce the shadow impact. • Outdoor activities such as the pool, and barbeque areas are located within the courtyards, so that the sights and sounds associated with the outdoor activity is effectively buffered by the buildings and does not impact the neighbors. The courtyards and the pool complex all face south to the street and away from adjacent residences. • The Traffic Impact Study concludes that after the project is constructed; all key intersections will continue to operate at acceptable levels of service. It also concludes that the site is outstanding in terms of opportunity to utilize alternative modes of transportation. • The District’s policy is to incentivize certain, key, management and security personnel to live on site. The property manager, may or may not live on site, but will live close enough to be responsive and effective. A second neighborhood meeting was held March 7th. The Applicant presented the changes made to the plans in response the neighborhood concerns. The project is requesting a Modification to the building setback for Building 3 along public streets and is requesting 4-bedroon units. Those requests along with a Special Height Review Analysis and Statement of City Plan Principles and Policies achieved by the proposed plan are attached. The District proposes to be located in the Targeted Infill and Redevelopment Area, as defined by City Plan and is supported by many City Plan Principals and Policies aimed at residential development. The District at Campus West will be achieving many of the City’s specific objectives in regard to infill development. • The District replaces a dilapidated student rental housing stock with safe, modern, and energy efficient units. The District at Campus West Planning Objectives Page 4 of 4 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com • The District offers significant improvement to the currently deficient multi-modal transportation corridor along West Plum Street, by widening the right-of-way and incorporating generous detached sidewalks. • The District will concentrate higher density housing in a location that can be served by high frequency transit and that can support higher levels of activity. • The District will enable students to access the campus, jobs, and services with fewer and shorter auto trips. • The District will promote the revitalization of the Campus West commercial area, an existing, underutilized commercial area near campus. • The District will provide reinvestment in an area where infrastructure already exists. • The District will increase economic activity in an area that will benefit existing businesses and, will help provide stimulus for more redevelopment in the area. The District at Campus West will provide a high density, unique housing type designed to offer students the ability to live just off campus in an exciting urban environment, designed with their needs in mind. The rental apartments are designed to be safe, convenient, energy efficient, comfortable and affordable for the average student. We believe the proposed student housing project will be a very positive addition to the community, providing needed student housing in a great location close to campus and generally away from single family neighborhoods. land planning g landscape architecture g urban design g entitlement Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com March 23, 2012 The District at Campus West Project Development Plan (PDP) is supported by the following Principles and Policies found in City Plan Fort Collins Adopted February 15, 2011 ECONOMIC DEVELOPMENT Principle EH 4: The City will encourage the redevelopment of strategic areas within the community as defined in the Community and Neighborhood Livability and Neighborhood Principles and Policies. Policy EH 4.1 –Prioritize Targeted Redevelopment Areas Create and utilize strategies and plans, as described in the Community and Neighborhood Livability and Neighborhood chapter’s Infill and Redevelopment section, to support redevelopment areas and prevent areas from becoming blighted. The Targeted Infill and Redevelopment Areas (depicted on Figure LIV 1 in the Community and Neighborhood Livability chapter) shall be a priority for future development, capital investment, and public incentives. Policy EH 4.2 – Reduce Barriers to Infill Development and Redevelopment Develop new policies and modify current policies, procedures, and practices to reduce and resolve barriers to Infill development and redevelopment. Emphasize new policies and modifications to existing policies that support a sustainable, flexible, and predictable approach to infill development and redevelopment. The District at Campus West is proposed to locate within the Targeted Infill and Redevelopment Areas (depicted on Figure LIV 1 in the Community and Neighborhood Livability chapter). The area currently consists predominantly of single-family rental houses that are in poor condition and not being properly maintained. The quality of the existing housing is substandard in most cases. Pedestrian linkages are poorly defined or nonexistent altogether. Redevelopment of this property will remove the current blighted conditions and replace it with new, high quality, attractive student-oriented The District at Campus West City Plan – Principles and Policies Page 2 of 19 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com housing close to campus. In addition to alleviating visual blight in the area, the student population that will be living in The District at Campus West will provide an economic boost to the adjacent Campus West commercial district. ENVIRONMENTAL HEALTH PRINCIPLES AND POLICIES Policy ENV 8.6 – Prevent Pollution Promote prevention of air pollution at its source as the highest priority approach in reducing air pollution emissions. Principle ENV 9: The City will reduce total mobile source emissions by focusing on both technology (e.g., tailpipe emissions) and behavior (e.g., driving patterns). The District at Campus West PDP will provide housing for 674 students located within easy bike and walking distance of the CSU Campus, the Mason Street BRT and other activity centers. The site is an ideal location for student housing because it will encourage students to use alternative modes of travel and help reduce vehicle miles traveled. Development of high-density student housing at this location will help the City reach their goals of encouraging alternative modes of travel. Policy ENV 17.4 – Construction Waste Reduction Encourage activities that help divert debris from construction-related activities. Explore the feasibility of requiring any City-subsidized projects to employ reduction and solid waste diversion practices that reduce the volume of material sent from city construction sites to landfills for disposal. The District at Campus West is pursuing LEED Certification. Construction waste reduction is one of many sustainable building practices that will be evaluated during the design and construction processes. COMMUNITY AND NEIGHBORHOOD LIVABILITY PRINCIPLES AND POLICIES The principles and policies in this section carry forward the City Plan vision for a community with a compact land use pattern within a well-defined boundary, adequate public facilities, and development paying its share of costs of necessary public facilities and services. GROWTH MANAGEMENT Principle LIV 1: City development will be contained by well-defined boundaries that will be managed using various tools including utilization of a Growth Management Area, community coordination, and Intergovernmental Agreements. Principle LIV 3: The City will coordinate facilities and services with the timing and location of development and ensure that development only occurs where it can be adequately served. The District at Campus West PDP is located within the City’s Growth Management Area where it can be adequately served by streets, utilities and urban services. Furthermore, The District at Campus West City Plan – Principles and Policies Page 3 of 19 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com the property is located within the Targeted Infill and Redevelopment Areas, which the City has determined to be a priority for future development, capital investment, and public incentives. Principle LIV 4: Development will provide and pay its share of the cost of providing needed public facilities and services concurrent with development. The developers of The District at Campus West will be paying City fees that ensure that the development pays its share of the cost of public improvements. INFILL AND REDEVELOPMENT City Structure Plan Map Principles and Policies for Districts and Neighborhoods, as applicable. Principle LIV 5: The City will promote redevelopment and infill in areas identified on the Targeted Infill and Redevelopment Areas Map. Policy LIV 5.1 – Encourage Targeted Redevelopment and Infill Encourage redevelopment and infill in Activity Centers and Targeted Infill and Redevelopment Areas identified on the Targeted Infill and Redevelopment Areas Map (See Figure LIV 1). The purpose of these areas is to: • Promote the revitalization of existing, underutilized commercial and industrial areas. • Concentrate higher density housing and mixed-use development in locations that are currently or will be served by high frequency transit in the future and that can support higher levels of activity. • Channel development where it will be beneficial and can best improve access to jobs, housing, and services with fewer and shorter auto trips. • Promote reinvestment in areas where infrastructure already exists. • Increase economic activity in the area to benefit existing residents and businesses and, where necessary, provide the stimulus to redevelop. By locating in a Targeted Infill and Redevelopment Area, The District at Campus West will be achieving many of the City’s specific objectives in regard to infill development. • The District will promote the revitalization of the Campus West commercial area, an existing, underutilized commercial area near campus. • The District will concentrate higher density housing in a location that can be served by high frequency transit and that can support higher levels of activity. • The District will enable students to access the campus, jobs, and services with fewer and shorter auto trips. • The District will provide reinvestment in an area where infrastructure already exists. • The District will increase economic activity in an area that will benefit existing businesses and, will help provide stimulus for more redevelopment in the area. Policy LIV 5.4 – Contribute to Public Amenities. Explore options for private development to help contribute to the additional public amenities needed in areas where infill and redevelopment occurs. Public amenities will be key to transforming outdated areas into distinct places with identifiable character and more marketable frontage that promotes redevelopment. Needed amenities The District at Campus West City Plan – Principles and Policies Page 4 of 19 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com usually include pedestrian improvements like streetscapes, plazas, special walkways, and lighting; access improvements like new secondary streets; and landscaping and signage for identity and wayfinding. Options for helping developers with these amenities include tax increment financing, improvement districts, and context-sensitive design and engineering standards for streets and development. Principle LIV 6: Infill and redevelopment within residential areas will be compatible with the established character of the neighborhood. In areas where the desired character of the neighborhood is not established, or is not consistent with the vision of City Plan, infill and redevelopment projects will set an enhanced standard of quality. The District at Campus West will help transform the area along Plum Street into a distinct place with identifiable character and more marketable frontage that will promote redevelopment. Needed amenities will include pedestrian improvements like streetscapes, plazas, special walkways, and lighting; access improvements like new pedestrian connections; and landscaping and signage for identity and wayfinding. HOUSING Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Policy LIV 7.1 – Encourage Variety in Housing Types and Locations Encourage a variety of housing types and densities, including mixed-used developments that are well- served by public transportation and close to employment centers, shopping, services, and amenities. Policy LIV 7.2 – Develop an Adequate Supply of Housing Encourage public and private for- profit and non-profit sectors to take actions to develop and maintain an adequate supply of single- and multiple-family housing, including mobile homes and manufactured housing. Policy LIV 7.4 – Maximize Land for Residential Development Permit residential development in most neighborhoods and districts in order to maximize the potential land available for development of housing and thereby positively influence housing affordability. Policy LIV 7.6 – Basic Access Support the construction of housing units with practical features that provide basic access and functionality for people of all ages and widely varying mobility and ambulatory–related abilities. Policy LIV 7.7 – Accommodate the Student Population Plan for and incorporate new housing for the student population on campuses and in areas near educational campuses and/or that are well-served by public transportation. The District at Campus West will provide a high density, unique housing type designed to offer students the ability to live just off campus in an exciting urban environment, designed with their needs in mind. The rental apartments are designed to be safe, convenient, comfortable and affordable for the average student. Four accessible living units will be provided for handicapped students. There will be adequate parking facilities for bikes and cars as well as a centrally located transit stop. The location is convenient to campus as well as a variety of goods and services available at the adjacent Campus west commercial area. The District at Campus West City Plan – Principles and Policies Page 5 of 19 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com The clubhouse facility will include an outdoor pool, a recreation room with pool tables, TV's, and other games; fitness center, a theater room, a computer lab, and study rooms for group study sessions. In addition students living at The District are just one block from the CSU athletic fields and Moby Gymnasium and are also just a few blocks from City Park, which includes 172 acres of open space with sport fields, a lake, natural areas, a swimming pool, playground, and a golf course. Principle LIV 8: The City will encourage the creation and expansion of affordable housing opportunities and preservation of the existing affordable housing supply. Policy LIV 8.4 – Retain Existing Affordable Housing Retain affordable housing options in existing neighborhoods so that long-term residents can “age in place” and to meet the housing needs of various household types. The District at Campus West addresses the need for affordability in several ways: • Locating high-density housing for students where they can access the campus, shopping, employment and recreational opportunities without using an automobile is a key component of reducing living expenses. The District at Campus West will allow 674 students to live in a location where they can easily get along without owning a car. This is not only highly desirable from an environmental perspective but also makes going to college more affordable to students on a budget. • High-density multi-family housing helps to achieve affordability because land costs and infrastructure costs are spread over more units. • The District will provide energy efficient 4-bedroom units that lower the student’s utility costs making the living unit more affordable. Policy LIV 9.1 – Increase Efficiency and Resource Conservation Reduce net energy and water use of new and existing housing units in order to conserve natural resources, and minimize environmental impacts. • The District will provide four-bedroom units which are more efficient in terms of material usage and are also more energy efficient. Data obtained from Conservice, a nationwide utility billing service that analyzes information from many properties and thousands of units indicates that electricity usage is on average 21.25% more efficient when comparing a 4-bedroom unit to two 2- bedroom units. In other words the same four people use less electricity when housed in a 4-bedroom unit vs. being split up into two 2-bedroom units. Likewise, natural gas is estimated to be 55.13% more efficient. • Additionally, less construction materials translates into less environmental impact from a construction standpoint. • The landscape plan proposed for the District is intended to provide an attractive and sustainable landscape for many years to come. Plants are selected for hardiness, low water consumption and ease of maintenance. Xeriscape The District at Campus West City Plan – Principles and Policies Page 6 of 19 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com principles regarding plant material selection, soil amendments, mulches and irrigation will be incorporated throughout. • The District will be pursuing LEED Certification. In order to get the certification the project will be required to incorporate numerous green building practices and incorporate water saving fixtures. COMMUNITY APPEARANCE AND DESIGN STREETSCAPES Principle LIV 10: The city’s streetscapes will be designed with consideration to the visual character and the experience of users and adjacent properties. Together, the layout of the street network and the streets themselves will contribute to the character, form, and scale of the city. Policy LIV 10.1 – Design Safe, Functional, and Visually Appealing Streets Ensure all new public streets are designed in accordance with the City street standards and design all new streets to be functional, safe, and visually appealing, with flexibility to serve the context and purpose of the street corridor. Provide a layout that is simple, interconnected, and direct, avoiding circuitous routes. Include elements such as shade trees, landscaped medians and parkways, public art, lighting, and other amenities in the streetscape. Approve alternative street designs where they are needed to accommodate unique situations, such as “green” stormwater functions, important landscape features, or distinctive characteristics of a neighborhood or district, provided that they meet necessary safety, accessibility, and maintenance requirements. (Also see the Transportation chapter.) The streetscape along the existing public streets adjacent to the project site are designed in accordance with the City street standards, allowing for a parkway, street trees, lighting and a public sidewalk located within the public right-of-way. The layout is simple, interconnected, and direct. The spaces between the public right-of-way and the buildings are integrated into the streetscape to create visually exciting and functional urban spaces. These urban spaces and adjacent courtyards include special paving, a variety of seating opportunities, lighting, trees and ornamental plant materials, bike parking and internet access. The foundation planters along most of the building frontages incorporate a storm water function in addition to being attractive landscape features. The planters will detain storm water before it drains out to the storm water outfall. This allows for water to be released at the historic rate, allows pollutants to settle out and enables plant material to take advantage of the storm water reducing the need for artificial irrigation. The Applicant has worked with City staff to ensure that the planters meet necessary safety, accessibility, and maintenance requirements. Policy LIV 10.2 – Incorporate Street Trees Utilize street trees to reinforce, define and connect the spaces and corridors created by buildings and other features along a street. Preserve existing trees to the maximum extent feasible. Use canopy shade trees for the majority of tree plantings, including a mixture of tree types, arranged to establish urban tree canopy cover. The District at Campus West City Plan – Principles and Policies Page 7 of 19 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com Street trees are used to reinforce, define and connect the spaces and corridors created by buildings and other features along a street. Existing trees have been preserved where possible and trees that have been removed have been mitigated by planting trees that are larger than required on the site in locations where they will be both functional and attractive. Policy LIV 10.3 – Tailor Street Lighting While most of the lighting for The District at Campus West will be provided by the public streetlights along the adjacent streets, the developer proposes to add pedestrian scale lighting where it is needed to provide good visibility and security during the evening and nighttime. This low-level pedestrian scale lighting will be located in the courtyards, plaza spaces and at the proposed transit stop. The lighting will be designed to achieve the desired illumination level and preserve “dark sky” views at nighttime, avoiding sharp contrasts between bright spots and shadows, spillover glare, and emphasis of the light source. Fixtures will be selected to enhance the street environment by establishing a consistent style with height, design, color, and finishes. Principle LIV12: Security and crime prevention will be important factors in urban design. Policy LIV 12.1 – Design for Crime Prevention and Security Policy LIV 12.2 – Utilize Security Lighting and Landscaping All of the buildings at The District are oriented to public streets. This orientation heightens visibility that not only helps with police surveillance, but will increase observation by residents who feel a sense of ownership in the community. The landscape is designed to avoid hidden areas near building entrances, and the transit stop. The parking garage is an open-air facility. The interior is well lit and the structure is designed to avoid “hiding” spaces. The elevator is located to encourage students to primarily use the Plum Street access point, which is a safer egress since it is located along a busy public street. LANDSCAPE DESIGN Principle LIV 14: Require quality and ecologically sound landscape design practices for all public and private development projects throughout the community. Policy LIV 14.1 – Encourage Unique Landscape Features Policy LIV 14.2 – Promote Functional Landscape Policy LIV 14.3 – Design Low Maintenance Landscapes Plant material will be selected based on water requirements, hardiness and ease of maintenance. Plants will consist of trees that the City forester approves, evergreen and deciduous shrubs and high performing grasses and perennials that require only The District at Campus West City Plan – Principles and Policies Page 8 of 19 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com seasonal maintenance. Turf areas are minimized. Xeriscape principles of utilizing soil amendments, mulches and efficient irrigation will be followed to ensure that the landscape is both attractive and sustainable. The foundation planters along most of the building frontages incorporate a storm water function in addition to being attractive landscape features. The planters will detain storm water before it drains out to the storm water outfall. This allows for water to be released at the historic rate, allows pollutants to settle out and enables plant material to take advantage of the storm water reducing the need for artificial irrigation. The Applicant has worked with City staff to ensure that the planters meet necessary safety, accessibility, and maintenance requirements. NOISE POLLUTION MITIGATION Principle LIV 18: The City shall reduce noise disturbances and pollution through enforceable, measurable, and realistic noise standards, and careful consideration of potential noise impacts. The pool area and courtyards are oriented to Plum Street and away from adjacent neighborhood residential projects. In addition The District’s management policies are designed to eliminate noise problems before they happen. Pool hours are limited and there are a restricted number of people that can be in the area at one time. The number of guest that residents can have at one time is also restricted. In addition to these policies, the project is patrolled by on-site surveillance people on a regular basis. APPLYING THE CITY STRUCTURE PLAN MAP Principle LIV 19: The City Structure Plan Map establishes the desired development pattern for the City, serving as a blueprint for the community’s desired future. Policy LIV 19.1 – Land Use Designations - Utilize the City Structure Plan Map to set forth a basic framework, representing a guide for future land use and transportation decisions. The District at Campus West is consistent with the goals and objectives of the City’s Structure Plan. The high-density student housing project will replace existing substandard housing and urban blight conditions with a compact urban development pattern that achieves the following objectives: • Locates high-density residential housing adjacent to activity centers (CSU campus and Campus West Commercial area) so residents can work, shop and recreate close to home. • Contributes to an interconnected transit system. With a transit stop centrally located within the project students can conveniently access other activity centers in the community including the Mason Street BRT. The District at Campus West City Plan – Principles and Policies Page 9 of 19 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com • Encourages alternative modes of travel. With so many activities located within easy walking and biking distance, students will drive their cars less because it will be less expensive and more convenient to walk or bike. The end result will be fewer daily trips and overall reduced carbon emissions. • Contributes to the success of a transit-oriented activity center. Locating a large- scale, high-density student housing project adjacent to the Campus West Commercial area contributes to the success of both. Students will be attracted to The District because of the convenience of living so close to a diversified commercial area and the commercial area will benefit from the expanded student market. Principle LIV 20: Subarea and corridor planning efforts will be developed and updated as needed, tailoring City Plan’s citywide perspective to a more focused area of the community, such as individual neighborhoods, districts, corridors, and edges. The West Central Neighborhood Plan developed in 1999 incorporates policies and plans to direct development in the three square mile area west and south of the CSU campus. The District is proposed to be located in the Campus West/Community Commercial Area and is zoned C-C Community Commercial. The Community Commercial District is designed to provide a combination of retail, office, services, cultural facilities, civic uses and higher density housing. The District at Campus West Project Development Plan (PDP) is supported by the following policies found in the West Central Neighborhood Plan. Policy F3 New multi-family structures must be designed and managed in such a way that reduces conflicts with single-family neighborhood character and lessen infrastructure impacts on single-family neighborhoods. Policy F7 The City should encourage the development of additional student housing by Colorado State University on, or adjacent to, the Main Campus. Policy H2 Bicycle and pedestrian improvements should be made to encourage the use of alternative modes of travel within and to/from the neighborhoods. Policy J1 Adequate parking should be required in all development and redevelopment projects. Policy J2 Parking areas should be designed to consider the aesthetic impacts on the visual quality of the neighborhoods. PRINCIPLE LIV 21: New neighborhoods will be integral parts of the broader community structure, connected through shared facilities such as streets, schools, parks, transit stops, trails, civic facilities, and a Neighborhood Commercial Center or Community Commercial District. The District at Campus West City Plan – Principles and Policies Page 10 of 19 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com Policy LIV 21.2 – Establish an Interconnected Street and Pedestrian Network Policy LIV 21.2 – Design Walkable Blocks Policy LIV 21.3 – Calm Traffic Policy LIV 21.4 – Provide Access to Transit The District at Campus West is designed to become an integral part of the Campus West neighborhood. Design characteristics that contribute to this integration include: • The District is oriented to existing public streets and reinforces the historic block pattern in the neighborhood. • Improvements to street sidewalks – Currently the streets adjacent to the project site have a rollover curb section at the edge of the street, which is inadequate to provide safe pedestrian movement. Students living in the area are forced to walk in the street on their route to the CSU campus or to the Campus west Commercial area. The District will provide wide detached pedestrian ways along the West Plum Street, Aster Street, Bluebell Street, and City Park Avenue. These pedestrian ways will not only be convenient and safe, but will also be fun, attractive urban places that contribute to the character of the neighborhood. • Adding a transit stop on West Plum Street in the heart of The District project will encourage transit use by residents of the District as well as other students living in the immediate vicinity. The transit stop will be easily accessible to pedestrians and bicyclists. • A pedestrian connection through the fence at the north end on the west side of the parking structure is planned. • Existing bike lanes along Plum Street are adequate to provide safe and convenient bicycle movement through the neighborhood. Neighborhood Design and Character Principle LIV22: The design of residential neighborhoods should emphasize creativity, diversity, and individuality, be responsive to its context, and contribute to a comfortable, interesting community. Policy LIV 22.2 – Provide Creative Multi-Family Housing Design Policy LIV 22.3 – Offer Multi-Family Building Variation Policy LIV 22.4 – Orient Buildings to Public Streets or Spaces Policy LIV 22.5 – Create Visually Interesting Streetscapes Policy LIV 22.6 – Enhance Street Design and Image Most student-oriented multi-family housing projects in Fort Collins fit a suburban model of three-story buildings with 16-24 units in each. The architecture of buildings is identical or very similar. A centrally located clubhouse and pool is typically part of the plan. The buildings and associated surface parking are designed to create an enclave with an inward focus. The District at Campus West City Plan – Principles and Policies Page 11 of 19 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com The District offers a fresh student housing model unique to Fort Collins. The project is designed to be highly urban in character oriented to public streets with an outward focus. The highly articulated street facades of the buildings change their relationship to the street in an undulating pattern of alternating intimate or expansive pedestrian spaces at the ground level. The architecture of the building offers a variety of building materials including brick, stucco, metal and glass in a variety of color and textures that make the modern architecture exciting and appealing. The sizing of windows and doors as well as the articulation of other building design elements are careful to respect the human scale so that even though the buildings are large, they relate to the pedestrian and feel comfortable at the ground level. Building entries are oriented to the neighborhood street sidewalk and south facing courtyards provide access to sunlight and opportunities for social interaction. The pedestrian areas at the ground level offer a variety of seating opportunities, upscale street furniture and unique landscape details that include green wall systems, playful lighting, and multi-purpose rain-garden planters at the building foundation. All these amenities occur within the framework of tree-lined public streets with detached pedestrian sidewalks. The visual impact of the 4-story parking garage is mitigated by integrating three-story townhouse-like living units on the sides of the structure that face public streets. Existing trees visually buffer the north side of the garage. Principle LIV 26: Neighborhood stability should be maintained and enhanced. Most existing residential developments will remain largely unaffected by these City Plan Principles and Policies. Policy LIV 26.1 – Maintain Existing Neighborhoods Policy LIV 26.3 – Promote Compatibility of Uses The District at Campus West is oriented away from single-family neighborhoods and within the Campus West/Community Commercial area designated in the West Central Neighborhood Plan. The District is open to communicating and working with adjacent property owners to improve the safety, convenience, attractiveness and general livability of the immediate neighborhood, which includes a variety of student housing as well as commercial uses. We believe the District will raise property values and inspire other community improvements. Policy LIV 26.4 – Balance Resident Preferences with Communitywide Interests. In determining the acceptability of changes to parcels of land adjacent to existing residential developments, balance the adjacent residents’ preferences with communitywide interests A neighborhood meeting was held August 31, 2011. Approximately 24 people attended the meeting. Concerns raised by adjacent neighbors included building height, shading, property values, increased traffic, emergency access, parking and density. The The District at Campus West City Plan – Principles and Policies Page 12 of 19 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com Applicant listened to comments from the neighborhood and the design has responded to their concerns. The Community Commercial District does not have a maximum density and the building heights proposed by The District are at or below the maximum building height of 5- stories. The applicant reduced the height of the parking garage down to 4 stories and has stepped the largest building down to 4-stories on the north to reduce the shade impact on the adjacent development. The project is replacing poor quality single-family rental housing with new, higher density, upscale, energy efficient, student housing within walking distance of campus. The Traffic Impact Analysis prepared by ELB Engineering, LLC, indicates that existing infrastructure is adequate to handle the expected increase in traffic volume. The trip generation of the project is expected to be significantly lower than other multi-family projects due to the proximity of the site to CSU. Since the project is located in the Transit Overlay District (TOD), no on-site parking is required. The parking garage will provide 495 vehicular parking spaces, which equate to one parking space for 73% of the residents. In addition, the parking garage will accommodate 296 bicycle parking spaces, with additional bike parking in courtyard spaces for a total of 332. The Land Use Code would require 50 bike spaces. While property values are not considered a design criterion in the Land Use Code, we expect that the street and sidewalk improvements together with the upscale architectural design of the buildings will add tremendous value to the neighborhood over what currently exists. A second neighborhood meeting was held on March 7th. The changes the Applicant made to the project in response to the comments heard on August 31st were presented. Comments were mixed. The HOA presidents of Sunstone Condominiums were present and presented a statement reiterating the original comments concerning size, shadowing and property values. Policy LIV 26.5 – Retain Differences among Neighborhoods Retain the size and pattern of lots and blocks, building style, street design details, street and outdoor lighting, and landscape characteristics in ways unique to a given neighborhood as infill and redevelopment occur. The proposed project keeps the existing street and block pattern intact while adding street trees, upgrading the paving and generally enhancing the pedestrian experience. Policy LIV 30.3 – Improve Pedestrian and Bicycle Access Improve pedestrian and bicycle connections within and to Commercial Districts as infill and redevelopment occur over time. (Also see the Transportation chapter.) • Provide direct access between commercial Districts and adjoining uses. • Clearly identify and distinguish pedestrian and bicycle travel routes from auto traffic through parking areas, across streets, and along building frontages. The District at Campus West City Plan – Principles and Policies Page 13 of 19 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com • Improve pedestrian/bicycle linkages across arterial streets and along transportation corridors. • Avoid superblocks, dead-end streets, and cul-de-sacs. • Coordinate with impacted neighborhoods to find context-sensitive solutions to address connectivity and neighborhood needs. Currently the sidewalks along Plum Street are either very narrow (2-3 feet) attached walks or they don’t exist at all. Pedestrians are forced to walk on the street competing with bicycles and cars for space. The existing situation is unsafe and a serious community concern since Plum Street is a collector street and a direct route to the CSU campus. The District project will be dedicating right-of-way and incorporating detached sidewalks along all street frontages, greatly improving pedestrian safety and connectivity in the neighborhood. In addition, the applicant is committed to working with the property owner to the north (Sunstone Condominiums) to maintain a safe, convenient cross access between the two properties. Currently there is a break in the fence to allow pedestrians to walk between the Sunstone parking lot and the existing property that the District intends to develop. This access point would occur behind the parking garage in the current site plan. The Applicant would like to move the access to align with an alley/courtyard space west of the parking structure. This connection would require re-striping the parking lot on the Sunstone property, but would create a more effective and secure pedestrian connection point. The Applicant is willing to pay for the re-striping if the adjacent property owner agrees. Policy LIV 30.4 – Reduce Visual Impacts of Parking Policy LIV 30.5 – Parking Structures Do not allow parking structures to dominate the street frontage. Other parking structure considerations include the following: a. Minimize interruptions in pedestrian interest and activity for parking structures fronting primary pedestrian streets with retail or other uses with a high level of walk-in clientele along the ground-level frontage. b. On other streets where a parking structure’s ground level will be occupied by cars, require a landscaped setback to soften the visual impact on the street and sidewalk. c. Use architectural elements to establish human scale at the street level along the frontage of primary pedestrian streets, plazas, and public spaces where practical. d. Incorporate architectural design that is compatible with adjacent buildings. e. Locate auto entrances so as to minimize pedestrian and traffic conflicts. f. Provide a safe and secure environment for both pedestrians and vehicular traffic. Policy LIV 30.6 – Reduce Land Devoted to Surface Parking Lots To support transit use and a more pedestrian-friendly environment, reduce land devoted to surface parking lots as infill and redevelopment occur. Adhere to maximum parking ratios for commercial uses and reduce or eliminate minimum parking requirements for transit-supportive uses. Encourage alternatives such as structured parking, angled or parallel on-street parking, shared parking, and others as appropriate. Structured parking for The District dramatically reduces the amount of land devoted to surface parking, resulting in a more pedestrian friendly and convenient environment for residents. The visual impact of the 4-story parking garage is mitigated by integrating three-story townhouse-like living units on the sides of the structure that face public streets. The architectural facades establish human scale at the street level along the The District at Campus West City Plan – Principles and Policies Page 14 of 19 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com frontages. The vehicular entrance to the parking garage is located on the side along an alley to reduce pedestrian vehicular conflicts. The parking garage is an open-air facility, with the interior being well lit at night. The structure is designed to avoid “hiding” spaces and the elevator is located to encourage students to primarily use the Plum Street access point, which is a safer egress since it is located along a busy public street. Policy LIV 31.7 – Housing Incorporate a variety of housing options in Commercial Districts as infill and redevelopment occur over time: • Residential units may be incorporated on upper floors of mixed-use buildings at the core of the Commercial District or in freestanding residential buildings along district edges. • Residential housing types along district edges should be compatible with the scale and massing of surrounding neighborhoods. • Incorporate residential amenities such as convenient parking, parks, plazas or other open spaces, gathering places, and recreation facilities to enhance the living experience in the district. • Concentrate high-density residential within one quarter (1/4) mile of existing and planned transit stops to provide ease of access and to promote increased ridership over time. COMMUNITY COMMERCIAL DISTRICTS Purpose: Community Commercial Districts are higher intensity, mixed-use activity centers intended to serve as destinations for surrounding neighborhoods and the community. Community Commercial Districts offer a mix of retail, restaurants, offices, small civic uses, and higher density housing. Existing patterns and intensities of development in the City’s Community Commercial Districts vary greatly; therefore, both vertically and horizontally mixed-use development forms will be encouraged. Higher density development is encouraged in Community Commercial Districts to support their role as hubs of the City’s high-frequency transit system and to promote an active, pedestrian-friendly environment. The physical environment will promote walking, bicycling, transit use and ridesharing as well as provide a high quality urban life for residents. Examples of Community Commercial District areas include Campus West and the Foothills Mall. Principle LIV 35: Community Commercial Districts will be communitywide destinations and hubs for a high-frequency transit system. They will be quality mixed-use urban activity centers that offer retail, offices, services, small civic uses, and higher density housing, in an environment that promotes walking, bicycling, transit and ridesharing. Policy LIV 35.1 –Location Community Commercial Districts are located along Enhanced Travel Corridors where they may be more readily served by existing or future transit. Policy LIV 35.2 – Mix of Uses Community Commercial Districts may include a mix of uses, as follows: • Principal uses: Retail, restaurants, offices, and other community services. • Supporting uses: Higher density housing, day care (adult and child), civic and institutional uses, pocket parks and other outdoor gathering spaces, and other supporting uses. Discourage drive-through facilities. Where such facilities are allowed, they should be secondary in emphasis to outdoor spaces for people, and relegated to secondary locations. Policy LIV 35.3 –Scale Encourage higher intensity infill and redevelopment in Community Commercial Districts to remote the creation of active destinations for surrounding neighborhoods and the community and to create concentrations of housing and employment sufficient to support high-frequency transit. Encourage vertical mixed-use; however, limit maximum building height to five (5) to six (6) stories. The District at Campus West City Plan – Principles and Policies Page 15 of 19 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com Policy LIV 35.4 – Transform through Infill and Redevelopment Support the transformation of existing, underutilized Community Commercial Districts through infill and redevelopment over time to more intense centers of activity that include a mixture of land uses and activities, an enhanced appearance, and access to all transportation modes. (Also see the Infill and Redevelopment section in this chapter.) Policy LIV 35.5 – High-Frequency Transit Many of the city’s Community Commercial Districts are located along Enhanced Travel Corridors and are intended to serve as primary hubs of the city’s high-frequency transit system. Locate transit stops centrally and adjacent to the commercial core of the District. Retail, restaurants, and other active uses should be visible and accessible from the transit stop. Provide for transfers to feeder buses (local bus network) in the design and location of these stops. Provide comfortable waiting areas, appropriate for year-round weather conditions, at all transit stops. Passenger loading zones should be close to the stop, but should not interfere with pedestrian access. CAMPUS DISTRICTS Purpose: Campus Districts include the various campuses of Colorado State University and Front Range Community College, which serve as centers of higher education in the City. In addition to being education, research and employment centers, these Campus Districts also include supporting retail and residential areas either on or adjacent to the campus. The location and surrounding development context of each Campus District varies; therefore, unique urban design and environmental concerns will need to be addressed for each. Principle LIV 37: The campuses of Colorado State University and Front Range Community College will be integrated into the community structure, and treated as prominent community institutions and major destinations served by the City’s multi-modal transportation system. Policy LIV 37.3 –Supporting Uses and Housing Include student-oriented housing, retail, services, and entertainment designed to function as part of the Campus District. Form strong pedestrian and bicycle linkages throughout the district and provide connections to city systems beyond the campus. Policy LIV 37.4 –Campus District Edges Development within Campus Districts should be compatible with surrounding uses and their design characteristics. Mitigate negative impacts on surrounding areas as development occurs. Policy LIV 37.5 –Transit As primary multi-modal destinations within the city, serve all Campus Districts with high-frequency transit service. Transit service should link campuses. Develop transit stops as integral parts of the campus environment that serve as inviting gathering places for pedestrians, using materials of character and quality consistent with the desired image of the campus. Policy LIV 37.6 –Parking Structures Where appropriate (as shown on campus master plans), use parking structures to reduce the areas covered by parking lots, thereby making space available for infill and redevelopment opportunities. The District at Campus West project supported by all of the community and neighborhood livability policies listed above (31-37). The project is located in the Campus West Commercial area, a targeted infill and redevelopment area, specifically called out in City Plan. It will provide higher density housing, in an environment that promotes walking, bicycling, transit and ridesharing. The development is just a block away from the CSU campus, providing safe convenient, attractive, energy efficient and affordable units for CSU students. The proposed project is compatible with surrounding uses and the development will dramatically improve pedestrian connectivity and circulation in the neighborhood. In addition, the visual The District at Campus West City Plan – Principles and Policies Page 16 of 19 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com quality of the neighborhood will improve with the proposed high quality architecture and upscale streetscape improvements. SAFETY AND WELLNESS PRINCIPLES AND POLICIES Policy SW 1.5 - Maintain Public Safety through Design Provide a sense of security and safety within buildings, parking areas, walkways, alleys, bike lanes, public spaces, and streets through environmental design considerations, such as adequate lighting, visibility, maintained landscaping, and location of facilities. The outdoor courtyard spaces at the District are oriented toward the street to provide good visibility. Both the courtyards and parking garage are designed to eliminate hiding spaces and security lighting will be provided at night. In addition the District will have on-site personnel that will patrol the site on a regular basis. COMMUNITY WELLNESS Policy SW 2.3 - Support Active Transportation Support means of physically active transportation (e.g., bicycling, walking, wheelchairs, etc.) by continuing bike and pedestrian safety education and encouragement programs, providing law enforcement, and maintaining bike lanes, sidewalks, trails, lighting, and facilities for easy and safe use, as outlined in the Pedestrian Plan and Bicycle Plan Policy SW 2.4 – Design for Active Living Promote neighborhood and community design that encourages physical activity by establishing easy access to parks and trails, providing interesting routes that feature art and other visually interesting elements, and locating neighborhoods close to activity centers and services so that physically active modes of transportation are a desirable and convenient choice. Safety and Wellness policies are achieved by the District by virtue of locating high density housing in an area where tenants can walk or ride bikes to a variety of destinations including the CSU campus, the Campus West commercial area, and nearby parks and grocery stores. The District encourages the use of bicycles by providing convenient and secure bike parking spaces within the parking structure and at other locations on the project site. In addition the proposed pedestrian streetscape improvements will encourage other neighborhood residents to use alternative modes as well. TRANSPORTATION PRINCIPLES AND POLICIES Principle T 3: Land use planning decisions, management strategies, and incentives will support and be coordinated with the City's transportation vision. Policy T 3.1 – Pedestrian Mobility Promote a mix of land uses and activities that will maximize the potential for pedestrian mobility throughout the community and minimize the distance traveled. Policy T 3.2 – Bicycle Facilities Encourage bicycling for transportation through an urban development pattern that places major activity centers and neighborhood destinations within a comfortable bicycling distance. Policy T 3.3 – Transit Supportive Design Implement and integrate Transit Supportive Design strategies with respect to new and infill development opportunities along Enhanced Travel Corridors. The District at Campus West City Plan – Principles and Policies Page 17 of 19 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com Policy T 3.4 – Travel Demand Management Manage development in a manner that minimizes automobile dependence, maximizes choices among other modes of local and regional travel, and encourages the use of telecommunications. The District project will help the City achieve the above land use planning objectives related to transportation. The District is ideally located to encourage alternative modes of travel. The District will be making streetscape improvements that will make walking and biking in the neighborhood safer, more convenient and more pleasant than it is now. A centrally located transit stop will be provided, and the District will be providing 332 bike parking spaces when only 50 are required by the LUC. Policy T 4.4 – Attractive and Safe Neighborhood Streets Neighborhood streets will provide an attractive environment and be safe for pedestrians, bicyclists, and drivers as well as having a well-designed streetscape, including detached sidewalks, parkways, and well- defined crosswalks. Policy T 4.5 – Infill and Redevelopment Areas Where the established street pattern and design may not conform to current street standards, allow for alternative contextual design. The District will provide an attractive environment designed to be safe for pedestrians, bicyclists, and drivers. It will provide an upscale urban streetscape, including detached sidewalks, parkways, and well-defined crosswalks. The project is located in City Plan’s targeted infill and redevelopment area. Policy T 10.1 – Transit Stops Integrate transit stops into existing and future business districts and Neighborhood Commercial Centers in a way that makes it easy for transit riders to shop, access local services, and travel to work. Provide transit stops within easy walking distance of most residences and destinations. Design and locate transit stops as an integral part of these origins and destinations and provide adequate lighting, security, pedestrian amenities, wheelchair accessibility, bicycle parking, and weather protection. Policy T 10.5 – Connect Transit to Other Modes Connect public transit to other modes of travel through intersecting routes, shared facilities, schedule timing, and accessories such as bike racks on transit vehicles. A centrally located transit stop is planned. A covered area with seating located at the entry to the parking garage will be provided by the developer. Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities. Policy T 11.1 – Bicycle Facilities Ensure safe and convenient access by bicycle in neighborhoods and other pedestrian and bicyclist- oriented districts. Policy T 11.3 – All Ages and Skill Levels Design a bicycle network that maximizes safety, convenience, and comfort for bicyclists of all ages and skill levels. Principle T 12: The pedestrian network will provide a safe, easy, and convenient mobility option for all ages and abilities. Policy T 12.1 – Connections The District at Campus West City Plan – Principles and Policies Page 18 of 19 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com Direct pedestrian connections will be provided from places of residence to transit, schools, activity centers, work, and public facilities. Policy T 12.2 – Pedestrian Network Develop a complete pedestrian network in ETCs and Activity Centers. Policy T 12.3 – Pedestrian Plan The adopted pedestrian plan will be considered in the development of all transportation projects. Policy T 12.4 – ADA Compliance Pedestrian facilities will comply with Americans with Disabilities Act (ADA) standards. Policy T 12.5 – Safe and Secure Develop safe and secure pedestrian settings by developing and maintaining a well-lit, inhabited pedestrian network and by mitigating the impacts of vehicles. Connections will be clearly visible and accessible, incorporating markings, signage, lighting, and paving materials. Policy T 12.6 – Street Crossings Design street crossings at intersections consistent with Fort Collins Traffic Code, Land Use Code, the Manual on Uniform Traffic Control Devices, and the Larimer County Urban Area Street Standards with regard to crosswalks, lighting, median refuges, corner sidewalk widening, ramps, signs, signals, and landscaping. Policy T 12.8 – Safety The City will promote development of educational programs and appropriate utilization of traffic enforcement. Principle T 14: The City will be a responsible steward of transportation resources for multiple modes of travel, making it easy to choose transportation options that support a healthy lifestyle. By providing an enhanced streetscape along Plum Street that includes detached sidewalks and parkways, the project will improve the overall quality, safety and convenience for pedestrians of all ages utilizing Plum Street. Street crossings will be constructed with ADA accessible ramps and crosswalks. TRAFFIC FLOW Principle T 25: Transportation infrastructure will ensure the provision of high quality facilities for the movement of goods, people, and information. Policy T 25.1 – Level of Service Standards The City will have current Level of Service standards positioned in alignment with transportation and land use goals. Policy T 25.3 – New and Existing Roadways New roadways will be designed and constructed to ensure an acceptable Level of Service and design standards. Existing roadways will be enhanced as necessary to meet current and future needs and design standards. The Traffic Impact Study prepared by ELB Engineering, LLC indicates that: • Operation at all key intersections will meet City Level of Service (LOS) standards after full build-out of the project. • No new traffic signals or signal modifications will be required with the construction of the project. The District at Campus West City Plan – Principles and Policies Page 19 of 19 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com • Multi-modal LOS standards can be achieved with the project. Policy T 29.1 – Bicycle Safety The City and community will partner to develop educational and enforcement programs that promote safety and encourage respect by and for bicyclists and by bicyclists for traffic laws. Policy T 29.2 – Pedestrian Safety The City and community will partner to develop educational and enforcement programs that promote safety and encourage respect for pedestrians and by pedestrians for traffic laws. Principle T 30: Programs that establish awareness of the environmental and energy use impacts of transportation choices and affect travel choices and behavior will be promoted. Policy T 30.1 – Energy Efficient and Environmentally Sensitive Transportation Develop a program to promote energy efficient and environmentally sensitive transportation choices. The District is located in an area where students can easily walk or ride bikes to the CSU campus, to the Campus West commercial area, and to nearby parks and grocery stores. The District will encourage the use of bicycles by providing convenient and secure bike parking spaces within the parking structure and at other locations on the project site. In addition the District will be providing an on-site air pump and fix-it station for residents. Educating residents in regard to bicycle use and safety will be part of the District’s message to new residents. Promoting energy efficient and environmentally sensitive transportation choices fits right in with the applicant’s goal to attain Silver LEED certification. land planning g landscape architecture g urban design g entitlement Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com February 28, 2012 Modification Request 3.5.2 Residential Building Standards (D) Residential building Setbacks, Lot Width and Size. (2) Setback from Nonarterial Streets. Minimum setback of every residential building and of every detached accessory building that is incidental to the residential building from any public street right-of-way other than an arterial street right-of-way shall be fifteen (15) feet. Reason for the Request West Plum Street in the vicinity of the District at Campus West includes two travel lanes and striped bike lanes within a 40-foot pavement section. The travel lanes and striped bike lanes are adequate for the volume of vehicular and bicycle traffic that exists currently and will also be adequate when the proposed development is in place (see Traffic Impact Analysis prepared by ELB Engineering, LLC. The pedestrian circulation system however, is seriously inadequate. Sidewalks in the area are strips of concrete attached to the curb, only 2-3-feet wide and in some locations sidewalks don’t exist at all, forcing pedestrians to walk in the street. City staff has requested the applicant to dedicate additional right-of-way sufficient to accommodate a 5-foot sidewalk and 6.5- foot parkway strip within the right-of-way. Building One includes a clubhouse and leasing office in addition to residential dwelling units which makes it a mixed-use building. Similarly Building Two, which is a parking structure with residential dwelling units along the street-facing facades, is also classified as a mixed-use building. Mixed-use buildings are not subject to the 15-foot setback from the right-of-way. In fact the LUC stipulates that mixed-use buildings shall be located no more than 15 from the right-of-way of an adjoining street if the street is smaller than a full arterial. (3.5.3(B)(2)b. Building Three, being a total residential building is required to be setback 15-feet from the right-of-way. The applicant is requesting a Modification to the building setback in order to provide a more varied streetscape pattern and to be consistent with Buildings 1 and 2. We are confident that the proposed setbacks and resulting streetscapes will meet the needs of the pedestrian as well as provide an interesting, upscale, urban The District at Campus West Modification Request – Building Setback Page 2 of 4 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com experience for neighborhood residents who walk along this corridor. The proposed building footprints are highly articulated and the setbacks vary. Building 3 Bluebell Street At the most constricted areas the building is setback 11 feet from the right-of-way. The setback is more at patios and at building indentations, averaging a 14.6-foot setback along the Bluebell Street frontage. There is a consistent 8.5 foot sidewalk adjacent to Bluebell Street with tree grates and a curb bulge at the Plum Street intersection. Building 3 Plum Street At the most constricted areas the building is setback 12.5 feet from the right-of-way. The majority of the façade on Building 3 is setback 17 feet or more and the setback extends to beyond 100-feet at the courtyard, averaging a 26.2-foot setback along the Plum Street frontage. In addition to these setback measurements that extend from the building face to the newly dedicated right-of-way line, there is a consistent 11.5 feet that includes a 5-foot walk* and 6.5-foot parkway along the curb line. Building 3 Aster Street At the most constricted areas the building is setback 10 feet from the right-of-way. The setback is more at patios and at building indentations, averaging a 15.8-foot setback along the Aster Street frontage. In addition to these setback measurements that extend from the building face to the existing right-of-way line, there is a consistent 11.5 feet that includes a 5-foot walk* and 6.5-foot parkway along the curb line. * Sidewalks along Plum Street and Aster Street are consistently 7-feet wide, however, only 5 feet is within the public right-of-way. Justifications The Land Use Code states that the decision-maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good; and the decision-maker must also find that the Modification meets one of the following four criteria described in the LUC. (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; The District is a unique project designed specifically for this challenging site. All design projects require trade-offs to get to the best design fit. In this case, the design team believes that the unique architectural character, created by the building’s articulation The District at Campus West Modification Request – Building Setback Page 3 of 4 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com and street-facing courtyard space is more important, more valuable, and more attractive than a consistent 15-foot setback. The District at Campus West project proposes a safe, convenient, attractive streetscape in place of an inconsistent and seriously inadequate pedestrian system that currently exists in the Plum Street neighborhood. A developer could propose a building with less building articulation, without a street facing courtyard and maintain a consistent 15-foot setback. We believe the varied streetscape design proposed by the District is not only equal to but much better than a project that may provide a consistent 15-foot setback but not achieve the overall aesthetic and functional values that the proposed streetscape does. A student housing project proposed for this site and approved in 2009 known then as The Retreat at 1200 Plum Street PDP proposed nearly identical building setback distances from the curb line. The Retreat project, however, was not required to dedicate additional right of way. So as lines measured on paper, the “setback” from right-of-way was greater, but the physical relationship to the curb, streetscape, etc. is almost identical to what was previously approved (and what the new developer understood to be purchasing). The right-of-way line is invisible and doesn’t change the visual or functional quality of the streetscape. On Plum Street and on Aster Street the average setback exceeds the minimum requirement of 15 feet. The average setback distance for all three streets combined is over 20 feet. The District is located in the Campus West Commercial area. Commercial Districts often have no setback requirements at all. Commercial, mixed-use and residential buildings are constructed at the property line in commercial districts. Buildings 1 and 2 are mixed-use buildings and are not subject to the 15-foot setback. We believe the look and feel of the District’s varied setbacks will be appropriate to the new urban scale evolving in the neighborhood. Lastly, it is interesting to note that in the Medium Density Mixed-Use Neighborhood District (MMN) there is no minimum setback from the public right-of-way. Reducing or eliminating the setback requirement encourages streetscapes that are more urban in character, usually including, highly articulated spaces with street furniture, special paving, lighting, planters and a variety of seating opportunities, precisely the kind of streetscape proposed by the District at Campus West. (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; The District at Campus West Modification Request – Building Setback Page 4 of 4 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com The proposed project addresses important community needs in three ways: 1. The project is located within City Plan’s “Targeted Redevelopment Areas” and within the Campus West “Targeted Activity Area”. By locating in this neighborhood, the District at Campus West will be achieving many of the City’s specific objectives in regard to infill development. • The District will promote the revitalization of the Campus West commercial area, an existing, underutilized commercial area near campus. • The District will concentrate higher density housing in a location that can be served by high frequency transit and that can support higher levels of activity. • The District will enable students to access the campus, jobs, and services with fewer and shorter auto trips. • The District will provide reinvestment in an area where infrastructure already exists. • The District will increase economic activity in an area that will benefit existing businesses and, will help provide stimulus for more redevelopment in the area. 2. The project will be replacing inadequate, run-down student rentals with safe modern, and energy efficient units. 3. An attractive and functional streetscape will be added to this core circulation route, where students are currently forced to walk in the street. land planning g landscape architecture g urban design g entitlement Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com March 23, 2012 District at Campus West Request for 4-bedroom Units The District at Campus West is planned to be a student-oriented apartment complex that will include 193 dwelling units located west of the Colorado State University (CSU) campus adjacent to West Plum Street. The apartment complex is planned to include 28 two-bedroom apartments, 42 three-bedroom apartments and 123 four-bedroom apartments. In the City of Fort Collins, the maximum occupancy allowed per multi-family dwelling unit is three unrelated persons, unless an exception is granted by the decision maker. In order to provide 4-bedroom units intended to be occupied by four unrelated persons, the City’s Land Use Code requires the Applicant to provide a written request as follows: 3.8.16 Occupancy Limits; Increasing the Number of Persons Allowed (E) Increasing the Occupancy Limit. (2) With respect to multiple-family dwellings, the decision maker (depending on the type of review, Type 1 or Type 2) may, upon receipt of a written request from the applicant and upon a finding that all applicable criteria of this Land Use Code have been satisfied, increase the number of unrelated persons who may reside in individual dwelling units. The decision maker shall not increase said number unless satisfied that that the applicant has provided such additional open space, recreational areas, parking areas and public facilities as are necessary to adequately serve the occupants of the development and to protect the adjacent neighborhood. Justification The Applicant has found that 4-bedroom units are a popular lifestyle alternative for many students. It allows four students to share an apartment in a well-managed environment. It is more secure than most single-family home rentals and the 4-bedroom unit costs less per bedroom and therefore offers a more affordable alternative to students on a budget. The tenants that are likely to occupy these units are also the ones likely to occupy single-family rental properties near campus. By providing safe, efficient, and high quality 4-bedroom apartment units The District is helping to relieve the burden on surrounding neighborhoods and is helping to free up affordable rental housing stock to families and employees of CSU. The District at Campus West Request for Four Bedroom Units Page 2 of 4 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com In order to increase the number of unrelated persons who may reside in individual dwelling units, the applicant must show that there is adequate open space, recreation areas, parking and public facilities to serve the occupants of the development. There are no specific criteria in the Land Use Code that addresses how to determine how much is adequate. In the Medium Density Mixed-Use Neighborhood District (MMN), residential projects are required to be close to public parks or include a 10,000 square foot private park, central feature or gathering place. Although this is not a requirement in the Community Commercial District (CC), The District complies with both. The project is less than ½ mile from City Park and just two blocks from CSU athletic fields. The District will offer 16,500 square feet of courtyards and landscaped open space on the 3.34 acre site including a swimming pool and sun deck. The indoor clubhouse facility will provide an additional 7,000 square feet of indoor recreational opportunities. Further justification for 4-bedroom units at this location includes the following: Open Space and Recreational Amenities • The buildings are designed to create an attractive urban-living experience for the student interested in living near CSU where they can easily walk or bike to campus. The buildings are designed to create south-facing exterior courtyards. This has the benefit of getting sun light into more units and also creates outdoor space that is readily accessible to students. The courtyards are oriented to maximize exposure to the sun, so that students can enjoy the outdoors all year long on sunny days. The design of the courtyards includes special paving, generous landscaping, outdoor lighting, internet access, and a variety of seating opportunities. • The project incorporates open space and recreational amenities based on how many students are living in the complex. Four-bedroom units are factored into the equation. The 7,000 square foot clubhouse facility will include an outdoor pool, a recreation room with pool tables, TV's, and other games; expanded fitness center, a theater room, a computer lab, and study rooms for group study sessions. • The streetscape around the edges of the project adds to the urban-lifestyle by providing street trees, special paving, seat walls, planters, street furniture and convenient bike parking. • Students living at The District are just one block from the CSU athletic fields and Moby Gymnasium. • CSU’s newly renovated campus recreation center with swimming pool, gymnasium, climbing wall, fitness center and much more is less than ½ mile to the east. • Students are also just a few blocks from City Park which includes 172 acres of open space with sport fields, a lake, natural areas, a swimming pool, playground, and a golf course. Parking • The project is located within the transit-oriented development (TOD) overlay zone. Multi-family residential projects in the TOD have no minimum parking requirements; however, if the project were not in the TOD, it would require 441 parking spaces based on bedroom counts. The project proposes to provide 495 spaces. The applicant recognizes that many students do own cars even when they don’t need to use them on a regular basis. To insure that students don’t park their vehicles on neighboring properties the applicant proposes to provide parking for 73% of the students that will live in the complex in a centrally located on-site parking structure. The District at Campus West Request for Four Bedroom Units Page 3 of 4 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com • Parking permits will be required, but spaces will not be designated. It is anticipated that parking at the proposed ratio will be more than adequate to serve the needs of students that have cars with ample spaces left for guest parking. If a student has a car that they bring to college with them, they are required to purchase a parking permit and park it in the garage. • The applicant is interested in doing everything they can to encourage students to be environmentally responsible by promoting alternative means of transportation including walking, biking, transit and ride-sharing programs. The site is served by Transfort and there is a centrally located bus stop proposed in the project. Students can connect to the Mason Street Bus Rapid Transit (BRT) via bike or by using the bus. The BRT provides transportation to Downtown or to destinations and activity centers located in south Fort Collins. Public Facilities • The proposed site is adequately served with standard public infrastructure including water, wastewater, police and fire facilities. The existing street network has adequate capacity to absorb the additional traffic within level of service standards. See Traffic Impact Analysis prepared by ELB Engineering LLC. • The site is adjacent to Campus West commercial shopping area that includes many retail and personnel service shops as well as a variety of restaurants and entertainment venues that cater to the student population. • The site is also close to two grocery stores, being approximately 1 mile from Beaver’s Market at Mountain and Shields Streets and 1.5 miles from Safeway on College Avenue. The CSU campus offers many public facilities that are available for students to use including classroom facilities, auditoriums, medical care facilities, arts and entertainment opportunities as well as a variety of other amenities and services especially designed to serve the student population. Architectural Design • In addition, the 4-bedroom occupancy has positive effects related to architectural design and sustainability. Four-bedroom dwelling units are more efficient in the utilization of space, allowing more flexibility in building height. Sustainability • Locating high-density housing for students where they can access the campus, shopping, employment and recreational opportunities without using an automobile is a key component of being an environmentally responsible community. The District at Campus West will allow 674 students to live in a location where they can easily get along without owning a car. This is not only highly desirable from an environmental perspective but also makes going to college more affordable to students on a budget. The 4-bedroom unit is an essential component that allows higher density to work in this location. • The District encourages the use of bicycles by providing 332 convenient and secure bike parking spaces within the parking structure and in courtyards. In addition to being able to walk or bike to campus, the students will also have easy access to transit with a Transfort bus stop located in the heart of the project. • The four-bedroom units are more efficient in terms of material usage and are also more energy efficient. Data obtained from Conservice, a nationwide utility billing service that analyzes information from many properties and thousands of units indicates that electricity usage is on average 21.25% more efficient when comparing a 4-bedroom unit to two 2- bedroom units. In other words the same four people use less electricity when housed in a 4-bedroom unit vs. being split up into two 2-bedroom units. Likewise, natural gas is estimated to be 55.13% more efficient. The District at Campus West Request for Four Bedroom Units Page 4 of 4 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com • Additionally, less construction materials translates into less environmental impact from a construction standpoint. We believe the 4-bedroom units proposed in this development will serve the students by providing a fun, secure and affordable lifestyle alternative without impacting adjacent neighbors. To the contrary, the 4- bedroom units are necessary to keep building heights lower and more compatible with adjacent properties. Upscale urban courtyards and a large, state-of-the-art clubhouse/recreation facility provide recreational opportunities on-site, while City Park and the CSU campus offer expansive green spaces, sport fields, water bodies and natural areas nearby. More than adequate parking for both cars and bicycles is provided on site and there is a variety of shopping, dining, and entertainment opportunities located in the adjacent Campus West shopping center and on the CSU campus land planning g landscape architecture g urban design g entitlement Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com January 25, 2012 Building Height Review (1) Special Height Review/Modifications. Purpose. The purpose of this Section is to establish a special process to review buildings or structures that exceed forty (40) feet in height. Its intent is to encourage creativity and diversity of architecture and site design within a context of harmonious neighborhood planning and coherent environmental design, to protect access to sunlight, to preserve desirable views and to define and reinforce downtown and designated activity centers. All buildings or structures in excess of forty (40) feet in height shall be subject to special review pursuant to this subsection (G). (a) Review Standards. If any building or structure is proposed to be greater than forty (40) feet in height above grade, the building or structure must meet the following special review criteria: 1. Views. A building or structure shall not substantially alter the opportunity for, and quality of, desirable views from public places, streets and parks within the community. Desirable views are views by the community of the foothills, mountains and/or significant local landmarks (i.e., Long's Peak, Horsetooth Mountain). Techniques to preserve views may include, but are not limited to, reducing building or structure mass, changing the orientation of buildings and increasing open space setbacks. The development of The District at Campus West will change the look of the Plum Street neighborhood but it will not alter the opportunity for or quality of desirable views from public places, streets or parks. There are no significant views to the foothills or to parks or open spaces from this site or adjacent sites that would be changed by the development of this project. 2. Light and Shadow. Buildings or structures greater than forty (40) feet in height shall be designed so as not to have a substantial adverse impact on the distribution of natural and artificial light on adjacent public and private property. Adverse impacts include, but are not limited to, casting shadows on adjacent property sufficient to preclude the functional use of solar energy technology, creating glare such as reflecting sunlight or artificial lighting at night, contributing to the accumulation of snow and ice during the winter on adjacent property, and The District at Campus West Building Height Review Page 2 of 5 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com shading of windows or gardens for more than three (3) months of the year. Techniques to reduce the shadow impacts of a building may include, but are not limited to, repositioning of a structure on the lot, increasing the setbacks, reducing building or structure mass or redesigning a building or structure’s shape. The Community Commercial Zone District encourages taller building heights up to 5 stories and does not increase setbacks to avoid the shading that is unavoidable. The criteria in the LUC General Development Standards that limits shadowing do not apply in this zone district in order to encourage higher density in key commercial areas like Downtown and in the Campus West Commercial area. (LUC 3.2.3 (D) (1) The attached photos were taken December 23rd, 2011 to illustrate the existing condition at the site during the winter. The photos indicate that the existing one-story structures combined with the existing trees, many of which are over 50 feet tall, cast shadows across the existing parking lot and onto the adjacent Sunstone Condominium buildings. The District at Campus West Building Height Review Page 3 of 5 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com While the LUC is supportive of building heights up to 5 stories in the Community Commercial District, the applicant has reduced the height of the parking structure to 4 stories and has dropped the height of Building 1 down to 4 stories on the north side to decrease the shadowing on the adjacent property. This was done in direct response to comments received in the August 31st neighborhood meeting. The District project was The District at Campus West Building Height Review Page 4 of 5 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com scaled back and redesigned so that the shadow caused by the project is not substantially different from the existing condition. The attached shadow analysis depicts the shadows cast by the Buildings 1, 2 and 3 at 9AM, 12 NOON and 3PM, the 22nd day of the month in January, March, June, September, November and December. Each month shows the shadows cast by the project when all structures were proposed to be 5-story, followed by a depiction of shadows cast by the project when Building 1 is dropped to 4 stories on the north side and the parking garage is reduced to a 4-story structure as currently proposed by the Applicant. The analysis shows that shadows are cast across the parking lot and onto the adjacent buildings between November and January. By dropping the north side of Building 1 down to 4 stories and by reducing the parking structure to 4 stories, we can reduce the shadowing impact so that shadows cast by the new buildings will only impact the first floor units of the adjacent building and only in December. By January the first floor units have full access to the sun by noon. By reducing the scale of the buildings we are able to stay well within the criteria that require the project to avoid shading of windows for more than three (3) months of the year. The shadowing does not preclude the functional use of solar energy technology for adjacent properties. The next two photos taken December 23rd, 2011 show, the existing houses and tall trees shade the Sunstone Condominium parking lot during the winter. The District project has lowered the height of Building 1 and the parking structure so that the shadow cast by the buildings is not significantly worse than the shadowing that already exists. The District at Campus West Building Height Review Page 5 of 5 Thinking outside of the box for over two decades. 3. Privacy. Buildings or structures greater than forty (40) feet in height shall be designed to avoid infringing on the privacy of adjacent public and private property, particularly adjacent residential areas and public parks. Techniques to improve the level of privacy in a neighborhood may include, but not be limited to, providing landscaping, fencing and open space, and changing building or structure orientation away from adjacent residential development. Existing residential units in the Sunstone Condominium project are separated from units in the new project by a parking lot; therefore, we don’t anticipate that privacy would be an issue. 4. Neighborhood Scale. Buildings or structures greater than forty (40) feet in height shall be compatible with the scale of the neighborhoods in which they are situated in terms of relative height, height to mass, length to mass, and building or structure scale to human scale. The structures proposed for the District are incrementally taller than adjacent buildings in the neighborhood. For example the Sunstone Condominiums located to the north are 3-story structures while Building 1 and 2 of the District project are proposed to be 4 stories in height on the north side. The Sunstone project has pitched roofs while the District proposes flat roofs so the overall height difference is less than it would be if both projects had pitched roofs. A building height exhibit follows the shadow analysis at the end of this narrative. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com HEIGHT COMPARISON 48'-8" 32'-8" - ----.- •• • •••• SHADOW STUDY - JANUARY 22 - CURRENTLY PROPOSED @ N 9AM STANDARD TIME @ N 12 NOON STANDARD TIME @ N 4PM STANDARD TIME 9AM STANDARD TIME 12 NOON STANDARD TIME 4PM STANDARD TIME A916 SHADOW STUDY - JANUARY 22 -5 STORY OPTION (PROPOSED AT NEIGHBORHOOD MEETING) @ N 9 AM @ N 12 NOON @ N 3 PM 9 AM 12 NOON 3 PM A916A SHADOW STUDY - MARCH 22 - CURRENTLY PROPOSED 9AM STANDARD TIME 12 NOON STANDARD TIME 4PM STANDARD TIME @ N @ N @ N 9AM STANDARD TIME 12 NOON STANDARD TIME 4PM STANDARD TIME A911 SHADOW STUDY - MARCH 22 - 5 STORY OPTION (PROPOSED AT NEIGHBORHOOD MEETING) 9 AM 12 NOON 3 PM @ N @ N @ N ___J I 9 AM 12 NOON 3 PM A911A SHADOW STUDY - JUNE 22 - CURRENTLY PROPOSED ~ ~---- --r-----t:=::J-i:jj l -----.I:!!~I--------l--.J -~..... -----------...J 9AM STANDARD TIME 12 NOON STANDARD TIME 4PM STANDARD TIME @ N @ N @ N 9AM STANDARD TIME 12 NOON STANDARD TIME 4PM STANDARD TIME A912 SHADOW STUDY - JUNE 22 - 5_ ST_ORY OPTION (PROPOSED AT NEIGHBORHOOD MEETING) 9 AM 12 NOON 3 PM @ N @ N @ N T:: .- -, I ,- ,- ~~.r=-- I ~-_. ~--~ , I • ] I • ~--~ ~ ,--,,~.. - -- , -" - - - - - - , , - - - - - - - 9 AM 12 NOON 3 PM A912A SHADOW STUDY - SEPTEMBER 22- CURRENTLY PROPOSED _/ 9AM STANDARD TIME 12 NOON STANDARD TIME 4PM STANDARD TIME @ N @ N @ N 9AM STANDARD TIME 12 NOON STANDARD TIME 4PM STANDARD TIME A913 SHADOW STUDY - SEPTEMBER 22 - 5 STORY OPTION (PROPOSED AT NEIGHBORHOOD MEETING) @ N 9 AM @ N 12 NOON @ N 3 PM 9 AM !L-__ J~ I 12 NOON II .. ~ J, -i, - -t - r' 3 PM A913A SHADOW STUDY - NOVEMBER 22- CURRENTLY PROPOSED @ N 9AM STANDARD TIME @ N 12 NOON STANDARD TIME @ N 4PM STANDARD TIME r I r -. r 9AM STANDARD TIME 12 NOON STANDARD TIME 4PM STANDARD TIME A915 SHADOW STUDY - NOVEMBER 22 - 5 STORY OPTION (PROPOSED AT NEIGHBORHOOD MEETING) @ N 9 AM @ N 12 NOON @ N 3 PM 9 AM 12 NOON II ..,...,. l J, ..,., 3 PM A915A SHADOW STUDY - DECEMBER 22 - CURRENTLY PROPOSED @ N 9AM STANDARD TIME @ N 12 NOON STANDARD TIME @ N 4PM STANDARD TIME 9AM STANDARD TIME 12 NOON STANDARD TIME 4PM STANDARD TIME A914 SHADOW STUDY - DECEMBER 22 - 5 STORY OPTION @ N 9AM STANDARD TIME @ N 12 NOON STANDARD TIME @ N 4PM STANDARD TIME 9AM STANDARD TIME 12 NOON STANDARD TIME 4PM STANDARD TIME A914-A 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 NEIGHBORHOOD MEETING NOTES Applicant has provided updated responses in red where appropriate. (1-25-12) PROJECT: The District at CSU DATE: August 31, 2011 APPLICANT: Derek Anderson and Consultants: Ripley Design Inc. and Northern Engineering PLANNER: Emma McArdle and Steve Olt Questions and Answers: 1) How many bedrooms are proposed in the project vs. the previous project? - 754 bedrooms in The District (Derek Anderson, Residential Housing Development(RHD)) - About 500 bedrooms in the past Retreat at Plum Street project (Nick Haws, Northern Engineering (NE)) At Submittal (1-25-12) there are 193 units with 674 bedrooms. 2) Is this a private development or is it associated with CSU? - It is a private developer that is not associated with CSU. (Derek Anderson, RHD) 3) Who is the developer? - Derek Anderson owner of Residential Housing Development, LLC 4) Does the developer/applicant currently own all of the properties that make up this site? - We own most of the property since March, but not all yet. (Derek Anderson, RHD) 5) How many total properties have you assembled and how many will be used in this project? - 19 properties are included in the site, we own 12 at the time of the neighborhood meeting (Derek Anderson, RHD) 6) Will you demo or donate the existing homes? - We are open to donating the homes, we don’t have an exact plan how we will deal with them at the moment. (Derek Anderson, RHD) 7) A resident that owns a condo in the Sunstone Condos, directly north of this proposed development, is concerned about a 63’ parking structure blocking 1 sunlight to their property. Will the developer consider putting a level of parking below grade? - We can look into the options. (Derek Anderson, RHD) Since the neighborhood meeting the developer has lowered the parking structure to 4 stories. The main structure is 45 feet tall. 8) A resident mentioned their concern about property values being impacted by this proposal. 9) It looks like the City would be vacating 2 streets for this project? Is that correct? - Yes, two streets would be proposed to be vacated (Daisy and Columbine Streets) with this proposal. (Emma McArdle, City of Fort Collins) 10) An owner in the Campus West Condos is concerned about the 5 story building and the traffic and noise associated with this size development. - The applicant’s traffic engineer was present (Eric Bracke), he described the traffic impacts this project is anticipated to have on the area: i. The proposal will increase approximately 1,000 trips a day over the current approximate 2,000 daily trips. ii. Plum Street is a collector, which is designed for 5,000 daily trips; therefore the increase would be acceptable from a traffic engineering standpoint. 11) How is it decided that you can get an enhanced crosswalk? This resident has requested enhancing a cross walk in her neighborhood with no luck. - The City’s Traffic Engineer and Transportation Planning would participate in review of a development proposal like this one. (Eric Bracke) - If residents have questions about changing existing intersections to having enhanced crosswalks, contacting the City’s Traffic Engineer would be a first step. Joe Olson is the City’s Traffic Engineer; he can be reached at 224-6062. (Emma McArdle, City) 12) What would the applicant/developer do if a pool party, like the recent party at Ram’s Point, were to happen at their development? - We have every interest in protecting our asset and for other student housing project’s we run we have live-on security and management. If something like the recent party were to happen on one of our properties, the management and security staff would be let go immediately. (Derek Anderson, RHG) 13) Will the pool area be lit? Even when it is closed? - Yes the pool will be lit, primarily with lights inside the pool. The pool will have secured access that is only accessible to the residents via a door buzzer system. (Derek Anderson, RHG) - The City requires lighting plans be included in the information provided to staff for review. Areas like entryways and gathering areas need to be lit 2 for safely purposes, but lighting needs to be down directional and not spill from the site according to our standards. (Emma McArdle, City) 14) What does the door buzzer system sound like? - It would buzz if a door was left open. The buzzer sound is not something that could be heard off of the site though. (Derek Anderson, RHG) 15) Would you consider adult property managers living on-site? - Yes, we do not allow student property managers. Security people will definitely live on-site. Regarding management living on-site, we are interested but it will depend on finding qualified management that is willing to live on-site. (Derek Anderson, RHG) 16) How many of your properties actually have live on-site managers? - 3 of 6 (Derek Anderson, RHG) 17) What is the project schedule? - If all goes as hoped, we want to deliver for late summer 2013, which means building by spring of 2012. (Derek Anderson, RHG) 18) Can you show how the traffic will enter and exit the parking structure and where could traffic back-up? Will there be a back-up of traffic on Plum Street? - Traffic enters the parking structure on Bluebell Street, the structure entry is set inside the structure far enough to help avoid too much back-up that would reach Plum Street. (Derek Anderson, RHG) At Submittal (1-25-12) there is one vehicular entrance to the parking garage off of the alley between Buildings 1 and 2. 19) What is the height of the structures? - One structure is 5 stories (the centrally located building south of Plum Street), which is approximately 64’ tall. - The other residential buildings are 4 stories and proposed at 54’ tall. - The parking structure is proposed as 6 tiers and 53’ tall. (Derek Anderson, RHG) Building 1 is 67’-1” to the top of the tower elements, the main building is 61’-1” and the 4-story portion on the north side drops to 48’-8”. Building 2, the 4-story parking garage is 41’-8”, with a 57’-8” tower element on the southwest corner. Building3 is 67’-1” to the top of the tower elements, the main building is 61’-1”. 20) An owner in the Sunstone Condos expresses his concern about the shade these structures will produce over his property from October to March. This will add to their snow removal costs in the parking lot. A 60’ building is overwhelming and will hurt our property values. 3 Building 1 has been lowered to 4 stories on the north and the parking garage has also been lowered to 4 stories in order to reduce the shadow impact. A shadow analysis has been submitted. 21) This is too dense and does not satisfy block standards. Could you put a street along the north side of Building 2? - A street behind Building 2 would not be preferred from the City as it would create an intersection too close to Plum Street, this would be a less than 200’ separation between streets. Old town blocks are range from 400’ to 600’ wide. (Steve Olt, City) - There is a local street connection standard that would apply to this project on the Plum Street side, if it were not for the existing development to the north making any connection this project made to the north a dead end. Therefore, this standard does not apply according to the Land Use Code. (Information not provided at the meeting, staff provides this as additional information to the neighborhood.) (Emma McArdle, City) 22) When will the Traffic Impact Study (TIS) be available and can residents have a copy? - The TIS will be available for the formal submittal of a project development plan. (Derek Anderson, RHG) - Any information submitted to the City is public record and available for anyone to review. (Emma McArdle, City) - Eric Bracke described how the traffic is evaluated in the TIS. Intersections are rated on an A – F scale (A – best, F – worst). Three intersections were reviewed in the TIS (Plum and Shields, Bluebell and Plum and City Park Avenue and Plum) they currently are rated As. The additional traffic load maintained the intersections working at an A or B level, which is acceptable to the City’s Traffic Engineer. In fact, these ratings are better than most intersections are rated in the City. 23) How is the street (Right-of-Way (ROW)) vacation done and how can that affect the development if some property owners oppose it? - ROW vacations require all adjacent property owners be in favor of the ROW vacation and once the ROW is vacated the adjacent property owner’s would then be the owners of the old ROW to the center line. In the scenario the applicant is proposing, they would own all the properties adjacent to the subject ROW (Daisy and Columbine Street). The ROW vacation becomes a timing concern as it needs to occur after a plat is recorded, stating the applicant is the owner, and before a development plan is approved on the site. (Emma McArdle, City) 24) How is emergency access provided to these buildings? - From the streets around the project as well as in two emergency access easements that are required by Poudre Fire Authority adjacent to Buildings 3 and 4 (in the Scott Avenue ROW) and between the parking garage and Building 2. (Emma McArdle, City) 4 - Poudre Fire Authority participates in the Development Review Process and will review all plans submitted for any development application. (Emma McArdle, City) 25) Are any sound studies done for the mechanical units on the roofs of these buildings? In Denver they must be 50 decibels or lower. - No, none have been done on past projects. (Derek Anderson, RHG) - A sound study is not required by this City for this type of project. (Emma McArdle, City) 26) Will this project be LEED Certified? - Yes, that is our intent. (Derek Anderson, RHG) 27) A resident reminds the City that “no required parking” does not mean that no parking can be provided due to protection of the existing neighborhood and creating no adverse impact. - That is correct, though there technically is no required amount of parking in this area, due to the project site being located in the Transit Oriented Development (TOD) overlay zone, there is a compatibility standard that addresses not adversely impacting the surrounding neighborhood. (Emma McArdle, City) - Although the site is located in the TOD, the applicants are proposing a parking ratio that would meet and exceed the required amount of parking spaces as it would be required if it were not located in the TOD. We are proposing more than 600 parking spaces even though we do not think the students will need their cars except to go off campus since this project is a block away from CSU. (Derek Anderson, RHG) At Submittal (1-25-12) we are proposing 495 parking spaces, enough for 73% of the residents. In addition the project provides 332 bicycle parking spaces. 28) Students do not behave the way you think they do. They will be driving at all times of the day and night to campus and elsewhere. 29) Where is trash collection located and when will it be picked up? - We are still working on those details. We have contacted Gallegos trash service to find out what our options are. (Derek Anderson, RHG) Trash collection areas are proposed on the east side of Building 1 and on the east side of Building 3. 30) Move-in and move-out times are always really problematic. Are you willing to have extra trash service during those times to prevent students from using nearby dumpsters? - Yes. (Derek Anderson, RHG) 31) Does the TOD negate the need to provide amenities for the 4 bedroom units? - No, the criteria of the Land Use Code regarding dwellings with 4 or more bedrooms will apply to this project. This standard asks projects including 5 4 bedroom units provide additional open space, recreational areas, parking areas and public facilities. (Emma McArdle, City) 32) What is the density of this development? - 46 dwelling units per acres. (Derek Anderson, RHG) - There is no density limitation in this zone district, but it is called out in the Land Use Code as a high-density zone district. (Emma McArdle, City) At Submittal (1-25-12) the gross density is 43.08 and the net density is 57.78. 33) Is the shadow analysis still done at the shortest and longest days of the year? - Yes, because the buildings are over 40’ tall the applicant is required to prepare and submit a shadow analysis according to the Land Use Code (LUC). However, the section reviewing the shadows in the code does not apply to this zone district or the Downtown zone district, as they have been called out as being “high density” zones according to the LUC. (Emma McArdle, City) 34) Just because it is allowed, because you can, why does this development have to be so big? Since the neighborhood meeting the overall size and scale of the project has been reduced. 35) Have you looked at other areas for this development? - Yes, we have looked around the City and this location is our preferred site. (Derek Anderson, RHG) 36) This development is really going to affect our quality of life and our property values. 37) The letter advertized “multi-family,” but you are proposing student housing? How can you mitigate the impacts on the surrounding neighborhood? - We are in the process of getting all the necessary studies done and want to do what we can to be good neighbors. (Derek Anderson, RHG) 38) Can you have a second neighborhood meeting after the project is submitted and you have more completed information about the development? - The applicant is open to the idea, but did not say yes, or no. (Derek Anderson, RHG) A second neighborhood meeting is planned after the project is submitted and first round comments are received. 39) When the Land Use Code was adopted it seems that the intent was not for this massive type of development. (Neighbor) 40) Who would the neighbors address comments and concerns to at the City? - Emma McArdle, I will be the project planner for this project if it is formally submitted. (Emma McArdle, City) Ted Shepard has replaced Emma McArdle as the planner for this project. 6 41) How does this process work? When this project goes to the public hearing and citizens have the opportunity to express comments and concerns, what effect do we have? - Interested neighbors can provide me written comments before the public hearing that will be provided to the decision maker (administrative hearing officer) or come to the public hearing and express their opinions about the project. (Emma McArdle, City) 42) Who is the decision maker for at Type 1 hearing? - The decision maker is an administrative hearing officer, usually a staff member of the Community Development and Neighborhood Services Department or an outside hearing officer if the project seems to be controversial. (Emma McArdle, City) 43) Does the City care about how many cars are generated by this development and will be on these streets? - Yes, this is why a Traffic Impact Study will be required to be submitted with this project. The City’s Traffic Engineer will review the TIS. (Emma McArdle, City) 44) How does the fire department get down the streets? - There is no parking on Plum and emergency access easements cannot be obstructed in the event of a fire. Emergency Access Easements are required to be 20’ wide and are generally part of the public and private street network. Poudre Fire Authority will review this project as it goes through Development Review. (Emma McArdle, City) 45) The bike box at Plum and Shields does not work at this time. - This is the first bike box the City has tried and the City will be reviewing how it functions. (Eric Bracke) 46) Is there a study that can be done to evaluate the impacts this project will have on additional snow accumulating behind the buildings? - Not that City staff or the applicants were aware of. 47) Is there any consideration for making this development a mixed-use project? - Yes, this is something we are interested in investigating. It will depend on viability. The spaces on the corners of the parking structure are proposed to be converted/finished as retail if and when the market is viable for that use. (Derek Anderson, RHG) - City staff has recommended this to the applicant also. (Emma McArdle, City) 48) The Land Use Code state that in this zone district (CC – Community Commercial) that secondary uses shall demonstrate how they contribute to the overall mix of land uses within the surrounding area. 7 - This CC area currently has a pretty good mix of commercial and residential use with Elizabeth Street located just a block away. This is something that staff will look at in our review of the project, but we do not see why this project would not contribute to the overall mix of the area. (Emma McArdle, City) February 29, 2012 Mr. Ted Shepard City of Fort Collins Planning Department 281 North College Avenue Fort Collins, CO 80521 Dear Ted, Responses to City staff comments for The District at Campus West, PDP120003, Round Number 1 follow. In addition to the revised drawings we have included one set of color rendering perspective views. These have also been provided on a CD for your use. If you need more printed copies please let us know. If you have any questions regarding these responses or any other issues related to this project, please feel free to contact us. Linda Ripley, Ripley Design Inc. responses in red 970-224-5828 Nick Haws, Northern Engineering responses in blue 970-221-4158 Comment Summary: Department: Current Planning Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/19/2012 02/19/2012: Building Two contains two distinct uses, dwelling units and structured parking. Therefore, it is a mixed-use building and would be subject to the build-to line requirements per Section 3.5.3 rather than the residential setback requirements of Section 3.5.2. The same could be said for Building One as it contains the clubhouse and amenities in addition to dwelling units. Perhaps the leasing office could be added in order to strengthen the mix. Therefore, as with Building Two, Building One is subject to the build-to line and not the setback line. Building Three, however, appears to contain dwelling units only and, therefore, would be subject to the setback standards and the proposed Modification to Section 3.5.2. Our understanding is that Buildings One and Two meet Section 3.5.2 because they are considered Mixed- Use Buildings. Building Three will still require a Modification for Setbacks along Bluebell Street, Plum Street and Aster Street. The Modification Requests have been revised accordingly. Comment Number: 2 Comment Originated: 02/19/2012 02/19/2012: Regarding the Request for Modification for Building Three to Section 3.5.2, it appears that the most valid justification is the equal-to-or-better-than criterion of Section 2.8.2(H) (1). In your analysis, under justification number four, regarding the invisible right-of-way line, this justification should be moved under the aforementioned criterion. The Modification Request has been revised. Comment Number: 3 Comment Originated: 02/19/2012 02/19/2012: On the site plan, a connection to the north is indicated at the north terminus of the access drive to the parking structure. This connection is laudable. Could you please provide information as to what this connection ties into on the Sunstone side of the property line. The attached sketch shows the relationship between the existing and proposed pedestrian connection between the Sunstone Condominiums and the District project. So far we have been unsuccessful in our attempts to contact the Sunstone Condominium Association. Department: Current Planning Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com Topic: General Comment Number: 4 Comment Originated: 02/19/2012 02/19/2012: Current Planning supports the adjustments to the widths of parkways and sidewalks offered by Engineering. Acknowledged. Comment Number: 5 Comment Originated: 02/19/2012 02/19/2012: On the landscape plan, please label the "Enhanced Transit Stop Pull-in." Label has been added. Comment Number: 6 Comment Originated: 02/19/2012 02/19/2012: On the architectural elevations, in order to match the project narrative with the character elevations, please provide a cornice detail, with dimensions. Cornice detail has been provided. Comment Number: 7 Comment Originated: 02/19/2012 02/19/2012: On the architectural elevations, it is unclear as to the exterior material for the ground floor elevation for Building Two. Is this material to be different from stone? The proposed material for the clubhouse portion of building one will be either synthetic or real stone, but will look different than the stone veneer on the rest of the building in both color and pattern. Comment Number: 8 Comment Originated: 02/19/2012 02/19/2012: On the architectural elevations, please indicate the depth of the balconies. Staff would be concerned if these balconies were merely of the "Juliet" variety. The balconies are approximately 3 feet in width. Comment Number: 9 Comment Originated: 02/19/2012 02/19/2012: Staff is concerned about the present depiction of the north character elevation of the parking structure. In the middle, there is a considerable gap in the deployment of masonry. The use of the masonry materials should be consistent across the entire north elevation. And, there appears to be no cornice treatment. Please note that Section 3.5.3(D)(6) requires the structure to have a recognizable top. Masonry treatment is now consistent on the north side of the garage. The stone veneer is left off of the ground floor where there is now a simple railing proposed. The first six feet of the north side of the parking garage will be screened by the adjacent fence. The cornice treatment is consistent on all sides of the building. In addition the visual quality of the north elevation is softened by existing mature trees and as well as proposed new trees planted on the north side of the building. Please see the perspective views of the parking garage as seen from Bluebell Street and from Sunstone Condominiums. Comment Number: 10 Comment Originated: 02/19/2012 02/19/2012: Based on the Lighting Plan, there appears to be no lighting on the top deck of the parking structure, unless the top deck is covered. If covered, then there are no lighting issues. If uncovered, however, the lighting details need to be provided. Such lighting must be strategically located to avoid light spillover to the north. House-side shields may be needed. We have included the lighting for the top deck of the parking structure. We have also included a calculation for the ground level north of the structure for light spill over verification. Comment Number: 11 Comment Originated: 02/19/2012 02/19/2012: On the Lighting Plan, on sheet 7 of 10, please provide a schedule for the specifications of the proposed fixtures. Also, please note that the photometric plan must be calibrated such that the light loss factor is 1.00. If not done so already, this may require re-submitting the photometric so that it is properly calibrated. We have included a light fixture schedule on our plans as requested. We have changed the light loss factor to 1.0 as requested. On the light fixtures types LNR3 and LNR2 we have a light loss factor less than 1.0 because we only have a IES file for the type LNR4 48” fixture. These type LNR lights are LED and the lumens cannot be adjusted for different lengths of fixtures, i.e. LNR3 is a 36” version of type LNR4 and LNR2 is a 24” version so we have had to change the light loss factor to simulate the different lengths. Comment Number: 12 Comment Originated: 02/19/2012 02/19/2012:The request for four-bedroom units per Section 3.8.16 is acceptable. Acknowledged. Comment Number: 13 Comment Originated: 02/19/2012 02/19/2012: Significant progress has been made since the early submittal from 2011. The submittal documents are very organized and complete. Please refer to the redlined plan set for other minor comments. Acknowledged. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: Construction Drawings Comment Number: 5 Comment Originated: 02/15/2012 02/15/2012: The variance requests regarding the street grade, cross slope, and pipe cover concerns are undergoing evaluation at this time and a response will be provided separately. Please note however that the last review for the previous iteration of the project had brought up the potential of using concrete streets as an option to help mitigate some of these concerns (including on Plum Street itself) and may need to be explored with this project. It is understood that the variance requests listed above necessitate further discussion, and that additional information will need to be provided in order to make a final determination. The Applicant also acknowledges that portions of concrete streets, alternative pipe materials, and other similar measures may be necessary to mitigate grade and cover issues. The type of information and detail necessary to fully evaluate these issues typically comes during Final design, as this level of engineering is not required at PDP. Again, the Applicant understands that there are potential cost implications associated with alternative construction means and methods. Therefore, even though it is not a requirement for PDP, the design team will continue to work with City Engineering Staff to provide additional detail necessary to evaluate the “vertical” variance requests. This on-going effort will likely span across the public hearing on the PDP, and may not conclude until Final Plans have been submitted. Comment Number: 6 Comment Originated: 02/15/2012 02/15/2012: A profile of the north flowline of Plum Street should be provided to ascertain flowline grade and general drainage for the area along Plum Street. It was identified in the previous iteration that concerns regarding drainage exist, including the grade across Bluebell Street which appears to be at about .3% across the intersection. Intersection detail spot elevations should also be provided for this analysis on Plum with Aster and Bluebell. This is now provided on Sheet C502. Similar to the response to Comment Number: 5, above, additional evaluation needs to occur, particularly at the intersection of Bluebell Street. Comment Number: 9 Comment Originated: 02/15/2012 02/15/2012: The bus bay design does not meet the standard prescribed in detail 711 of LCUASS. The width of the bus bay from the face of curb to the flowline of Plum Street is required per this standard to be 11 feet when 9 feet appears to be provided. Additionally, the transition lengths leading in and out from the through movement of Plum Street is required to be 60 feet but are in effect 24 feet here. This item should be documented in a variance request; if this design is agreed to by Transit, then I suspect the modified design would be viewed favorably. (I noticed Transfort's comments in the system, it appear they will require some changes to the transition lengths, I'm still pending a response from them on the bus bay width). The bus bay design has been revised per Transfort Comment Number: 1. The bus bay width was originally coordinated with Kathleen Walker and Jerediah Burianek with Transfort. Once the bus bay configuration has been thoroughly vetted and informally approved by City Staff, an engineering variance request will be submitted to document the site-specific design solution. Topic: Easements Comment Number: 3 Comment Originated: 02/15/2012 02/15/2012: The legal descriptions for right-of-way vacation to Columbine Street and Daisy Street should not include the areas along which right-of-way dedication is needed along Plum Street. Per a meeting with Jeff County and John von Nieda on 02/23/2012, it appears that there is still some uncertainty as to where the southern boundary on these two vacations should be drawn. The exhibits and legal descriptions will be revised, as necessary, pending a final decision on this issue. Topic: General Comment Number: 4 Comment Originated: 02/15/2012 02/15/2012: The variance requests regarding the parkway/sidewalk dimensions are undergoing evaluation at this time and a response will be provided separately. Please note however that PFA has concerns with the neckdown width of Bluebell which may leave an official response to Bluebell's streetscape design on hold for now. The parkway and sidewalk dimensions have been revised per Sheri Langenberger’s variance request response letter dated February 27, 2012. Bluebell Street has been modified after meeting with PFA on 02/23/2012. The streetscape design for Bluebell will be very similar to City Park Ave. Comment Number: 7 Comment Originated: 02/15/2012 02/15/2012: Encroachment permits for the private utility lines that cross right-of-way would ultimately need to be issued from Engineering Inspection. Acknowledged. Comment Number: 8 Comment Originated: 02/15/2012 02/15/2012: With the reconstruction of Aster Street, an access ramp should be provided facing south that allows for promoting the crossing of Plum Street. This appears to have been provided in the previous application submittal. The requested access ramp has been added. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General Comment Number: 10 Comment Originated: 02/15/2012 02/15/2012: Building 3 indicates a trash and compactor on the east elevation. Is this then needing a driveway cut off of Aster Street to facilitate this operation, as one does not appear to be specified. A curb cut has been provided. Topic: Plat Comment Number: 1 Comment Originated: 02/15/2012 02/15/2012: The plat language (certificate of dedication, maintenance guarantee, etc.) has since been updated. Please update the language as attached (this can be emailed as well). The plat language has been updated to the current City standards. Comment Number: 2 Comment Originated: 02/15/2012 02/15/2012: The plat should indicate the intention with the ordinances to vacate Columbine Street and Daisy Street that within the ordinance language these area would be retained as access, drainage and utility easements by the City. Upon complete removal of the roadways and underlying utilities, an action to vacate the easements may then be processed. The plat now contains additional language to this effect. We are open to further refinement and suggestions. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/03/2012 02/03/2012: No comments. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 02/15/2012 02/15/2012: The District at Campus West Forestry Comments 2-15-12 These Forestry comments are offered: 1. The applicant should contact the City Forester for a second walk through for a review of the existing trees now shown to be retained. This review could determine if there will be any construction impacts that would limit proposed tree retention or if any tree qualities need further review. On-site review was conducted 2-27-12. 2. Tree condition information reviewed in the first walk through can be added to the inventory and mitigation table. Due to the number of trees, tree conditions were not noted during the first walk through. Only tree mitigation requirements were noted. 3. Tree Selection Choices: a. Tower Popular unfortunately is prone to many insect and diseases. This vulnerability has resulted in a rating of do not plant the Front Range Recommended Tree List. Swedish Columnar Aspen could be a good substitution for the Tower Popular. Swedish Columnar Aspen has been substituted for Tower Popular. b. Lanceleaf Cotton woods are used along the north perimeter in the 10 foot bed by rather high buildings. Lanceleaf cottonwood has a large mature size and broader mature canopy. In this smaller area near the buildings Crimson spire Oak could be a good choice. It’s tight pyramidal form could function in this area. Lanceleaf Cottonwoods have been removed and Crimson Spire Oaks have been added as suggested. c. European Fastigiate Hornbeam has a good shape for the north perimeter bed. Some designers prefer to use smaller quantities in anticipation of the occasional freeze damage that may occur. Since conifer trees are not used in the north perimeter bed perhaps one of the upright cultivars of Rocky Mountain Juniper could be considered in this area. European Fastigiate Hornbeam is used in smaller quantities. The applicant prefers to not use evergreen trees in the narrow space on the north for visibility and security reasons. d. In the narrow parkway along Bluebell the more upright growing Ivory Silk Tree Lilac would require less pruning than the broader Thornless Cockspur Hawthorn. This change is preferred by Forestry. Since Bluebell Street has been widened and the street light removed, we can now use taller street trees which can be limbed up in the future and not interfere with pedestrian circulation. A combination of Skyline and Shademaster Honeylocust are proposed. c. If incorporating a red flowering crabapple with a narrower crown form is to be considered in certain areas, particularly close to buildings, to contrast with the Spring Snow Crabs than Red Barron or Thunderchild are cultivars to consider. Red Baron crabapples have been incorporated. 4. Placing trees along the north perimeter as far away from the buildings as possible will help reduce pruning and other conflicts. Explore planting tree close to the property line to help provide separation. Acknowledged. 5. Please add the following landscape note: • The soil in all landscape areas, including parkways and medians, shall be thoroughly loosened to a depth of not less than eight (8) inches and soil amendment shall be thoroughly incorporated into the soil of all landscape areas to a depth of at least six (6) inches by tilling, discing or other suitable method, at a rate of at least three (3) cubic yards of soil amendment per one thousand (1,000) square feet of landscape area. Note has been added. Department: Light And Power Contact: Doug Martine, 970-224-6152, dmartine@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/06/2012 02/06/2012: The developer will need to coordinate power requirements and electric utility charges with Light & Power Engineering (970-221-6700). Acknowledged. Comment Number: 2 Comment Originated: 02/06/2012 02/06/2012: Light & Power Engineering will need a 1-line diagram of each electric service in order to design the electric utility system. Acknowledged. Comment Number: 3 Comment Originated: 02/06/2012 02/06/2012: Due to the existing 8" SS along the east side of City Park Ave., Light & Power facilities will need to be installed under the roadway. The developer will be responsible for asphalt repairs as necessary. It is kindly requested that Light & Power provide a rough estimate for this item as soon as practicable. Comment Number: 4 Comment Originated: 02/06/2012 02/06/2012: It appears that building #1 is planned to have two electric services. It is believed that to accommodate this, a firewall is required to isolate the two electric systems. Please confirm this with the Ft. Collins Building Inspection department. Acknowledged. Comment Number: 5 Comment Originated: 02/06/2012 02/06/2012: Light & Power Electric Construction Practices and Procedures require that all electric meters shall be located for easy access 24-7 by Utility personnel. It is generally regarded that this means the meters should be outdoors. If outdoor metering is not practical, they may be indoors provided that the builder provides a Knox Box (keyed to the Light & Power key), containing the key(s) necessary to access the meters. Meter access shall not require utility personnel to obtain permission or an escort. Acknowledged. Comment Number: 6 Comment Originated: 02/06/2012 02/06/2012: The street light shown on the N. side of Plum St. (appx. 35 ft. E. of City Park Ave. will not be located as shown. It is planned to be 65 ft. farther east than where shown. The street tree locations need to be adjusted to provide required clearances (40 ft. if a shade tree, 15 ft. if an ornamental tree). Street light has been moved and street trees adjusted. Comment Number: 7 Comment Originated: 02/06/2012 02/06/2012: The method of metering the electricity for the fire pump needs to be coordinated with Light & Power Engineering early in the building design process. Acknowledged. Department: PFA Contact: Ron Gonzales, 970-221-6635, rgonzales@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 02/10/2012 02/10/2012: This will be a fully fire sprinklered (NFPA 13) project due to reduced access. Acknowledged. Comment Number: 2 Comment Originated: 02/10/2012 02/10/2012: Buildings 4 or more stories in height require a standpipe system. This system shall provide a minimum of 100 psi at the highest point of the system. Therefore, a properly sized UL listed fire pump will be required to augment the additional pressure required of the highest standpipe of each edifice. One master pump will suffice for the campus provided the volumes and pressures are available. Acknowledged. Comment Number: 3 Comment Originated: 02/10/2012 02/10/2012: The PFA anticipates conflict with other vehicles utilizing the Emergency Accessment Easement; i.e. trash and garage traffic. The proposed EAE has been deleted. Comment Number: 4 Comment Originated: 02/10/2012 02/10/2012: The building address for each one is required to be visible from the street fronting the property. Minimum 6-inch numerals are required to be posted on a contrasting background for visibility. Acknowledged. Comment Number: 5 Comment Originated: 02/10/2012 02/10/2012: The water supply for this project will be 1500 gpm at 20 psi; with hydrant spacing of 300 feet to the building and on 600 foot centers thereafter. These distances are to be measured as the hose would lay, not as the crow flies. Acknowledged. Comment Number: 6 Comment Originated: 02/10/2012 02/10/2012: Because calcium hypochlorite > 50% = a Class 3 oxidizer, the normal quantity limit is 10 Lbs. However, because this product is utilized for swimming pool maintenance quantity limit is increased to no more than 200 lbs maximum when storage containers and the manner of storage is approved. Please provide a storage plan for approval if 11-200 lbs is to be stored, or 10 lbs will be the limit without an approved plan. It is anticipated that no more than 10 lbs. of calcium hypochlorite will be stored on site. If more is needed, a storage plan will be provided. Comment Number: 7 Comment Originated: 02/10/2012 02/10/2012: All fire appurtenances shown in the courtyards, including the bar-b-q area shall be at least 10 feet away from any combustible surfaces; and there shall not be any wood or charcoal allowed to be stored and/or burned. Wood is problematic for storage, embers, cooling, disposal of hot embers in ash, and the production of smoke. All fire appliances shall only be gas-fired, with natural gas preferred over propane. The barbeque grills are located four feet from a masonry wall. Is this acceptable? All fire appliances shall be gas-fired. Comment Number: 8 Comment Originated: 02/16/2012 02/16/2012: Because this project is a multi-story, multi-family comples it is imperative that the fire department standard width of 30-feet for a 3 or more story edifice be provided throughout. Please contact Ron Gonzales, Assistant Fire Marshal of the Poudre Fire Authority at 970-219-5316 if further details are needed. The design of Bluebell Street has been revised pursuant to a meeting with PFA on 02/23/2012. Please note the request to prohibit parking on the east side of Bluebell. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/14/2012 02/14/2012: Staff is still reviewing the HCRAS modeling provided for the water surface elevation comparison in Plum Street. No major concerns are anticipated and the City concurs with the design assumptions and design criteria. Acknowledged. Comment Number: 2 Comment Originated: 02/14/2012 02/14/2012: The planters which have 2 feet of quantity detention depth are draining through the media which may burden the media and increase clogging. The extra detention depth should have its own outlet works to avoid draining through the media. Agreed. Additional consideration and detail will be forthcoming with the Final Plan submittal. Comment Number: 3 Comment Originated: 02/14/2012 02/14/2012: All of the drainage infrastructure, SOPs, etc. that is being designed by others will need to be reviewed and accepted during the final compliance stage and before signing of mylars. Acknowledged. Comment Number: 4 Comment Originated: 02/16/2012 02/16/2012: At final there will be many drainage design details that will need to be designed and reviewed including the outlet works for the detention planters, proportionate area to the detention planters, and the parking garage detention system. Agreed. Additional consideration and detail will be forthcoming with the Final Plan submittal. Comment Number: 5 Comment Originated: 02/16/2012 02/16/2012: Drainage easements are required for the planter detention areas. The detention area in the parking garage will be discussed in the development agreement. The City is still deciding what the best options are for securing perpetual compliance for the garage detention. We welcome any suggestions from the applicant. Following initial discussions with legal counsel, Private Drainage Easements are now shown on the preliminary plat. There will likely be additional refinement as this issue is discussed further. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 16 Comment Originated: 02/17/2012 02/17/2012: There is a line over text issue on sheet 10 of 10. This has been corrected. Topic: Construction Drawings Comment Number: 17 Comment Originated: 02/17/2012 02/17/2012: Please add benchmark descriptions to sheet C000. The benchmark descriptions have been added to Sheet C000. Comment Number: 18 Comment Originated: 02/17/2012 02/17/2012: Please remove "preliminary" from the titleblock on all sheets. The word “Preliminary” has been removed from the titleblock on all sheets. Comment Number: 19 Comment Originated: 02/17/2012 02/17/2012: The title of sheet C502 doesn't match the sheet index. This has been corrected. (Please note, “Typical Roadway Sections” is now Sheet C504). Comment Number: 20 Comment Originated: 02/17/2012 02/17/2012: There are line over text issues on sheets C100, C101, C200, C201, C301 & C500. These have been corrected. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 21 Comment Originated: 02/17/2012 02/17/2012: There is some confusion with the coordinate control on sheet C000. It doesn't match the information shown on the subdivision plat. Sheet C000 now matches the Plat. Topic: Easements Comment Number: 22 Comment Originated: 02/17/2012 02/17/2012: Both ROW vacations do not close. These have been corrected. Comment Number: 23 Comment Originated: 02/17/2012 02/17/2012: Please add a basis of bearings statement to the Daisy Street ROW vacation. The requested statement has been added. Topic: Landscape Plans Comment Number: 14 Comment Originated: 02/17/2012 02/17/2012: There are line over text issues on sheet 4 of 10. These have been corrected. Topic: Lighting Plan Comment Number: 15 Comment Originated: 02/17/2012 02/17/2012: There are many line over text & text over text issues on all plans. The line over text areas have been corrected on the Light Plan sheets. Topic: Plat Comment Number: 1 Comment Originated: 02/17/2012 02/17/2012: The subdivision plat boundaries & legals close. Acknowledged. Comment Number: 2 Comment Originated: 02/17/2012 02/17/2012: Please add the redlined distance on Bluebell Street along the north boundary lines. The requested distance has been added. Comment Number: 3 Comment Originated: 02/17/2012 02/17/2012: Please address the controlling monuments. The controlling monuments have been addressed. Comment Number: 4 Comment Originated: 02/17/2012 02/17/2012: Please add a total square footage/acreage. Total acreage has been added to the Plat. Comment Number: 5 Comment Originated: 02/17/2012 02/17/2012: Are there any lienholders? If so, please add the signature block. Ownership, lienholders, and the like will be confirmed during the Final Plan phase prior to printing mylars to ensure that the most current and correction information is listed. Comment Number: 6 Comment Originated: 02/17/2012 02/17/2012: Please show how the street right of ways were dedicated. Please see the listing under “Existing Right-of-Way Documents” on Sheet 2 of 3. Comment Number: 7 Comment Originated: 02/17/2012 02/17/2012: Please remove "Plat of" from the titleblocks & borders. The requested change has been made. Comment Number: 8 Comment Originated: 02/17/2012 02/17/2012: Please provide current monument records for all public corners show on this plat. Current copies of the monument records have been provided with the re-submittal. Comment Number: 9 Comment Originated: 02/17/2012 02/17/2012: Please change "A Tract" to "Tracts" in the legal description. The requested change has been made. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Plat Comment Number: 10 Comment Originated: 02/17/2012 02/17/2012: If the easement in block 2(Rec. # 95042342) was not dedicated to the City of Fort Collins, it can not be vacated by this plat. This is a City of Fort Collins Utility Easement. Topic: Site Plan Comment Number: 11 Comment Originated: 02/17/2012 02/17/2012: Please change "A Tract" to "Tracts" on sheet 1 of 10. Change has been made. Comment Number: 12 Comment Originated: 02/17/2012 02/17/2012: Please add a total square footage/acreage to sheet 1 of 10. Total square footage has been added. Comment Number: 13 Comment Originated: 02/17/2012 02/17/2012: There are line over text issues on sheet 2 of 10. Line over text has been corrected. Department: Transportation Planning Contact: Emma McArdle, 970-221-6197, emcardle@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/07/2012 02/07/2012: "Enhanced Transit Stop" - The pull out is nice for traffic flow, but needs a few things to make it work for bus operators and other drivers in the area. - A 60' articulated bus will be utilizing this stop. Manuals suggest that pull outs have 40' departure and arrival tapers for buses to maneuver in and out of the pull out. Please add about 10' to the east side of the pull out and a slightly modified curb to the west may be necessary to allow the bus to exit the pull out without running over the curb consistently. - A "Yield to Bus" sign is needed for vehicles exiting the parking structure onto Plum. - A "Right Turn - Do No Pass Bus" sign is needed to notify those turning into the parking structure that they cannot pass a bus stopped in the turn lane to turn into the parking structure. - A "Turn Lane - Except for Buses" is needed in the turn lane. The requested changes have been made to the plans. Comment Number: 2 Comment Originated: 02/07/2012 02/07/2012: The bench is hidden from bus operators by the building. Please consider modifying the structure to allow for a line of site for bus operators and those waiting for the bus. The bench is placed so that it is under cover in a protected area, in case of rain, snow or wind. We prefer this location, which leaves the main sidewalk free of obstacles. Please contact us if you believe keeping the bench where it is not acceptable. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 02/14/2012 02/14/2012: Provide notes outlining how the water and sewer mains in Daisy and Columbine are to be abandoned. The existing water and sewer mains in Daisy and Columbine will be abandoned back to the respective mains in Plum Street. Preliminary Utility Demolition Plans have been provided as Sheets C102 & C103. These plans are expected to be further refined during Final design. Comment Number: 2 Comment Originated: 02/14/2012 02/14/2012: Is the 1.5" water service for irrigation? The 1½” water service to Building 1 is provided for the main floor “commercial” clubhouse uses. Drip irrigation is assumed to come off the buildings at this time. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Topic: Construction Drawings Comment Number: 3 Comment Originated: 02/14/2012 02/14/2012: The location of the 3" and 4" water meter vaults are unacceptable. For safety reasons, the vaults cannot be in busy pedestrian routes. Ideally the vaults would be in landscaped areas, but it doesn't appear that there is much of that on this project. The location and orientation of all water meter vaults was coordinated with the Water Utility and meter shop on 02/22/2012. Custom details will be provided during Final design, and close communication and coordination will be maintained. Comment Number: 4 Comment Originated: 02/14/2012 02/14/2012: The 1.5" and 2" appear to be in conflict with the underground electric. Show the curb stops on these services. The proposed underground electric is intended to route around the meter pits/vaults and run under the sidewalk in these locations, as shown on the plans. Topic: General Comment Number: 5 Comment Originated: 02/14/2012 02/14/2012: Provide water service sizing calculations for the three buildings. Water service sizing calculations will be provided during Final design. Comment Number: 6 Comment Originated: 02/14/2012 02/14/2012: See redlines for other comments. See redlines for additional responses. Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/13/2012 The applicant has already noted the setbacks for residential buildings and buildings along nonarterial streets are 15 feet. A Modification of Standard has been submitted but may not be necessary per the interpretation of Mixed-Use Buildings per Current Planning. It should be noted that if there were some commercial/retail use in the buildings then the setback would not apply and a required build to line would be in place, making the proposed buildings in compliance. Thank you for pointing this out. Checking with Ted Shepard, we now know that Building One qualifies as mixed-use because of containing the clubhouse and leasing office. Building Two also qualifies as mixed- use because of the parking garage and residential units within the same building. There are some safety/privacy concerns in having residential units on the ground floor. Perhaps the height of the window placement could be considered as an extra measure of security. We believe window coverings offer more flexibility and can provide the degree of privacy that the tenant prefers, without sacrificing views and natural light. Comment Number: 2 Comment Originated: 02/13/2012 Applicant has provided request in accordance with LUC 3.8.16(E)(2) for an increase of the number of unrelated individuals allowed to reside within an individual dwelling unit. In this request it is mentioned that a parking permit would be necessary to park in the spaces that are to be provided. It is unclear if this will satisfy the parking needs if the spaces are only available at additional cost to the occupants. Parking permits are sold individually and are not part of the rent for the dwelling unit, however, students that have cars are required to purchase a parking permit, insuring that they will not be parking their cars in the neighborhood. Comment Number: 3 Comment Originated: 02/13/2012 Trash/recycling enclosures are required and need to be placed in convenient locations. Such enclosures shall be on a concrete pad and setback at least 20 feet from the public ROW. Also trash/recycling enclosures shall be designed to allow walk-in access without opening the main service gate. Trash/recycling centers are located within the building at two locations on-site. One is located on the east side of Building One and the other is located on the east side of Building Two. The applicant believes these two locations will adequately serve the residents. Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General Comment Number: 4 Comment Originated: 02/13/2012 Elevation drawings provided are not printed to scale. Please provide individual elevations for all sides of the buildings. All elevations are provided. If there is a discrepancy between the scaled drawing and the printed dimension, the dimension prevails. Comment Number: 5 Comment Originated: 02/13/2012 With 60 or more trees only 15% of total can be one specie. The only tree that exceeds the 15% rule is the Swedish Columnar Aspen which is used extensively on the north side of the project where it is an ideal selection because of its tall and narrow growth habit. Tim Buchanan indicated he would support this design approach even if the 15% is exceeded. Comment Number: 6 Comment Originated: 02/13/2012 Mechanical/utility equipment shall be screened/painted. Please indicated all such equipment on the plans, including in elevation drawings. Roof mounted mechanical equipment is screened by a parapet wall. Ground mounted equipment will be screened and addressed in more detail at Final. Comment Number: 7 Comment Originated: 02/13/2012 If 495 vehicle spaces are being provided then 50 bikes spaces are required. It is encouraged to exceed the minimum bike parking requirements. The project is providing 332 bicycle parking spaces. 296 of those are located in the parking structure. SUNS NEED TO SHIFT & RESTRIPE PROPOSED CONNECTION EXISTING CONNECTION BLDG 01 BLDG 02