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HomeMy WebLinkAboutCARRIAGE HOUSE APARTMENTS - PDP - PDP120035 - CORRESPONDENCE - (11)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 January 13, 2013 Responses: February 6, 2013 Charles Bailey Catamount Properties, Ltd. 7302 Rozena Drive Longmont, CO 80503 RE: Carriage House Apartments, PDP120035, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Courtney Levingston, at 970-416-2283 or clevingston@fcgov.com. Comment Summary: Department: Current Planning Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/02/2013 01/02/2013: Please provide information on how this is meeting the 6% interior landscaping requirement in 3.2.1(E)(5). If parking lot is 17,000 square feet in size, then about 1,000 square feet (6%) should be interior landscaping. Please note the difference between perimeter parking lot landscaping and interior parking lot landscaping. Acknowledge, see Open Space Diagram (6.2% interior parking lot landscape provided) Comment Number: 2 Comment Originated: 01/02/2013 01/02/2013: Please provide detail for both types of fencing proposed. Acknowledge, see fencing details on sheet PDP 5 Topic: Landscape Plans Comment Number: 1 Comment Originated: 01/02/2013 01/02/2013: To prevent uniform insect or disease susceptibility, tree species diversity is required. As such, 60 or more trees on a site are limited by Code to 15% of any one species. There are 67 trees proposed on site and no more than 10 (15%) can be of one species. 6 of the Apple Serviceberry, 1 pear and 2 Bosnian pines will need to be replaced with a different species. Acknowledge, - see revised landscape plan, less than 60 trees provided. Comment Number: 2 Comment Originated: 01/02/2013 01/02/2013: There appears to be a type-o on PDP 3 on the plant list. "Ornamental trees" as headings are listed twice. I believe the second should be changed to "Evergreen trees". Acknowledge, see revised plant list. Department: Current Planning Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com Topic: Landscape Plans Comment Number: 3 Comment Originated: 01/02/2013 01/02/2013: Please show water utilities on landscape plan to insure there are no conflicts with proposed landscaping vis a vis Section 3.2.1(K). Acknowledge, see sheet PDP 3. Topic: Lighting Plan Comment Number: 1 Comment Originated: 01/02/2013 01/02/2013: All light fixtures must be fully shielded and down directional per 3.2.4(D)(3). While Staff understands the intent of fixture type SB and SD and appreciates the effort ( keeping with the craftsman bungalow style) those light fixtures as shown are prohibited because they do not meet the requirements. The light fixture types SB and SD have been updated to comply with the requirements. Topic: Site Plan Comment Number: 1 Comment Originated: 01/02/2013 01/02/2013: While it is indicated in the narrative, please provide additional information on the site plan as to how many units in each building and how many units/what type on the garden level, second floor ect. for each. Also the square footage of each building would be helpful. All requested information has been added to sheet PDP2 Department: Engineering Development Review Contact: Tyler Siegmund, 970-221-6501, tsiegmund@fcgov.com Topic: General Comment Number: 2 Comment Originated: 01/09/2013 01/09/2013: Per 9.4.2 of LCUASS the driveway needs to be aligned to be perpendicular to Springfield Dr. The driveway has been revised to meet the LCUASS requirements. Comment Number: 3 Comment Originated: 01/09/2013 01/09/2013: There appears to be conflicts with the proposed detached sidewalk and the existing trees that are to remain along Shields and Springfield. A site meeting will be needed to determine final layout of the sidewalk around the property. The sidewalks have been revised per the 01.17.13 and 01.28.13 site meetings. In general, a new 6’ attached walk will be constructed along Springfield, and a new meandering 6’ detached sidewalk will be constructed along the northern frontage of Shields before joining the existing attached sidewalk to the south. This affords the greatest opportunity to preserve as many of the existing trees as possible. Comment Number: 4 Comment Originated: 01/09/2013 01/09/2013: The Demo plan and Landscaping plan are conflicting on the existing trees that are to be protected or removed along Shields St. The plans have been revised and coordinated accordingly. Comment Number: 5 Comment Originated: 01/09/2013 01/09/2013: The proposed 9ft utility easement along Shields will need to be routed to Xcel and Century Link for approval prior to hearing. Xcel and Century Link did not attend the utility coordination meeting held prior to submittal. Xcel and Century Link have sent written approval of the utility easement. Comment Number: 6 Comment Originated: 01/09/2013 01/09/2013: The Parking setback of 40ft is currently not being met with this submittal. Please revise the parking configuration or you may submit a variance request. The parking lot has been revised to meet the LCUASS setback requirements. Comment Number: 7 Comment Originated: 01/09/2013 01/09/2013: Please note the replacement of the curb and gutter along Springfield on the overall utility plan and show the limits of replacement. Additionally, please provide a few more spot elevations along the existing flowline to the inlet on Shields St. A note should be added to match the existing flowline grade with the new curb and gutter installation. The requested information has been added to the plans. Comment Number: 8 Comment Originated: 01/09/2013 01/09/2013: Please add proposed patching limits along the curb and gutter replacement down Springfield. The requested information has been added to the plans. Comment Number: 9 Comment Originated: 01/09/2013 01/09/2013: Please add proposed patching limits at the southwest corner of Springfield/Shields for the new curb and gutter/handicap configuration. The requested information has been added to the plans. Comment Number: 10 Comment Originated: 01/09/2013 01/09/2013: Please call out the limits of repair on sheet U1 for the existing driveway off of Shield St. The requested information has been added to the plans. Comment Number: 11 Comment Originated: 01/09/2013 01/09/2013: Please label the existing speed bump on the plan set along Springfield The requested information has been added to the plans. Comment Number: 12 Comment Originated: 01/09/2013 01/09/2013: Note on Sheet U1 that the existing curb and gutter along Shields is a monolithic curb/gutter and bike lane. Contractor to repair full panel, 10" depth. Additional notes have been added to the plans. Topic: Plat Comment Number: 1 Comment Originated: 01/09/2013 01/09/2013: Please add our Site Distance Easement Restrictions language to the plat- contact me for an updated copy of this language. The updated Sight Distance Notes have been added to the plat. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/24/2012 12/24/2012: Please provide a seed mix for the native seed mix by final plans. Acknowledge, see revised sheet for seed mix. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 01/09/2013 01/09/2013: Forestry recommends an attached sidewalk along Springfield to protect existing trees. A detached walk would result in serious damage to the row of significant existing trees. LUC 3.2.1 F. Please review attached sidewalk design with Engineering. The sidewalks have been revised per the 01.17.13 and 01.28.13 site meetings. In general, a new 6’ attached walk will be constructed along Springfield, and a new meandering 6’ detached sidewalk will be constructed along the northern frontage of Shields before joining the existing attached sidewalk to the south. This affords the greatest opportunity to preserve as many of the existing trees as possible. Comment Number: 2 Comment Originated: 01/09/2013 01/09/2013: Forestry recommends a sidewalk placement along Shields that may have to be attached at one or two locations to adequately protect significant existing trees. LUC 3.2.1 F. Please review sidewalk location to protect existing trees further with Forestry and review sidewalk placement to protect existing trees with Engineering. See response to Comment Number: 1, above. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans Comment Number: 3 Comment Originated: 01/09/2013 01/09/2013: Please provide a tree protection and mitigation plan. Arrange an on-site meeting with the City Forester. Plan to include all significant trees identified by location, species, size and intent to protect, remove or transplant. Trees to be removed will need to be mitigated. City Forester can provide mitigation numbers. Mitigation trees need to be upsized as follows. Canopy Shade Trees 3.0 inch caliper Ornamental Trees 2.5 inch caliper Evergreen Trees 8 feet height. Only 5 trees to be removed, remainder to be protected. Meeting with Forester still to be scheduled for final mitigation numbers. Comment Number: 4 Comment Originated: 01/09/2013 01/09/2013: Please provide tree species diversity. LUC D 4. The common name Pear Understock is not understood. Chanticleer Pear is a form of Callery Pear that could be considered. Acknowledge, see revised plant list Department: Internal Services Contact: Russ Hovland, , Topic: General Comment Number: 1 Comment Originated: 12/21/2012 12/21/2012: Buildings 4 & 5 are closer than 20 feet apart and the building code assumes a property line between them. This means one building will have a 1 -hour rated exterior wall on that side. Building 4 & 5 are considered portions of one building in accordance with section 705.3 (see the Exception) in the IBC 2009. These buildings meet the required square foot size as noted in Chapter 5. Table 503 shows that for building an R-2 with a Type V- A construction the maximum area per story is 12,000 SF. The total combined building maximum square feet on any one level of the proposed Building 4 & 5 is less than 5,700 SF which is less than the maximum code requirement. With buildings 4 and 5 meeting the exception in the code as one building, we will not need to have a 1-hour rated exterior wall between the two buildings. Comment Number: 2 Comment Originated: 12/21/2012 12/21/2012: Fire Sprinkers are required and bedroom egress windows are required below 4th floor regardless of fire-sprinkler. Acknowledge, and the building will be sprinkled with NFPA 13. Comment Number: 3 Comment Originated: 12/21/2012 12/21/2012: IBC Chapter 11 and State statute CRS 9-5 requires the provision of Accessible units per that code. With a maximum of 57 units in the project, 24 accessibility points will be met with two (2) Type A units for 12 points and four (4) Type B dwelling units for 16 points and a total of 28. Comment Number: 4 Comment Originated: 12/21/2012 12/21/2012: New FC Green Code requires: a. upgraded insulation for buildings using electric heating or cooling b. Low-flow Watersense plumbing fixtures (toilet, faucets, shower heads) c. Special combustion safety requirements for natural draft gas appliances d. Low VOC interior finishes. Acknowledge, and will comply Department: Light And Power Contact: Doug Martine, 970-224-6152, dmartine@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/21/2012 12/21/2012: There is an existing fiberglass electric vault near the N.E. corner of the site. This vault cannot be incorporated in the sidewalk. Relocation costs (approximately $4,500) will be the responsibility of the developer. Contact Doug Martine in Light & Power Engineering (970)224-6152 with any questions. Acknowledge. The sidewalks have been revised per the 01.17.13 and 01.28.13 site meetings. Both electric vaults should remain as-is without conflict from the proposed sidewalk improvements. Approximately 22LF of 6’ attached sidewalk will be held in escrow by the City should the sidewalk system ever be improved west of the driveway for Carriage House Apartments. Comment Number: 2 Comment Originated: 12/21/2012 12/21/2012: A location for 2 pad type electric transformers will need to be coordinated with Doug Martine in Light & Power Engineering. Preliminary locations for two pad mounted transformers are now shown on the Utility Plans. Comment Number: 3 Comment Originated: 12/21/2012 12/21/2012: A landscape plan showing a planned additional streetlight was mailed to OZ Architecture on 12-21-12. Street tree locations will need to be adjusted to provide a minimum of 40 feet clearance between tree and light (15 feet if the tree is an ornamental type). Acknowledge, see revised sheet - New tree on S. Shields, placed 40’ north of existing light. Department: Park Planning Contact: Craig Foreman, 970-221-6618, cforeman@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/20/2012 12/20/2012: No comments Acknowledge. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 01 Comment Originated: 01/10/2013 01/10/2013: FIRE LANES Fire Lanes shall be provided when any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access, as measured by an approved route around the exterior of the building or facility. The fire code official is authorized to increase the dimension of 150 feet if the building is equipped throughout with an approved, automatic fire-sprinkler system. 2006 International Fire Code 503.1.1 All buildings will be equipped with NFPA13 fire sprinklers which eliminates the requirements of a fire lane. Comment Number: 02 Comment Originated: 01/10/2013 01/10/2013: DEAD-END FIRE LANES Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. FCLUC 3.6.2(B)2006; International Fire Code 503.2.5 and Appendix D Because of the use of NFPA13, there is no fire lane needed. Comment Number: 03 Comment Originated: 01/10/2013 01/10/2013: BALCONIES AND DECKS Sprinkler protection shall be provided for exterior balconies, decks, and ground floor patios of dwelling units where the building is of Type V construction. 2006 International Fire Code 903.3.1.2.1 Acknowledge and will comply Comment Number: 04 Comment Originated: 01/10/2013 01/10/2013: KEY BOXES REQUIRED Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in approved location(s) on every new building equipped with a required fire sprinkler or fire alarm system. The top shall not be higher than 6 feet above finished floor. 2006 International Fire Code 506.1 and Poudre Fire Authority Bureau Policy 88-20 Acknowledge Comment Number: 05 Comment Originated: 01/10/2013 01/10/2013: PREMISE IDENTIFICATION New and existing buildings shall be plainly identified. Address numbers shall be visible from the street fronting the property, plainly visible, and posted with a minimum of six-inch numerals on a contrasting background. 2006 International Fire Code 505.1 Acknowledge Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/08/2013 01/08/2013: City criteria has required development proposals to detain half of the adjoining public streets. The current Stormwater Criteria Manual does not include this requirement. This development is not required to meet this standard, however it is encouraged to provide detention for the adjoining streets as much as physically possible. The shallowness of the existing storm sewer inlet at the intersection of Shields and Springfield makes it extremely difficult to provide any on-site detention for the adjacent public streets. While the preliminary design fully meets all applicable stormwater criteria, the City’s desire to explore additional detention storage options is acknowledged. The drainage design will be further refined during the Final Plan stage, and the consultant team will work with Staff to provide the best stormwater solution within the given constraints. Comment Number: 2 Comment Originated: 01/08/2013 01/08/2013: Please provide calcs showing the volume of rock fill under the pavers with a void ratio count to verify detention volume. The requested calculations have been added to the Preliminary Drainage Report. Comment Number: 3 Comment Originated: 01/08/2013 01/08/2013: Please provide a drainage easement for the limits of the porous pavers. The requested drainage easement has been added to the plat. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 25 Comment Originated: 01/08/2013 01/08/2013: There are line over text issues on sheet PDP5. The plans have been revised, as requested. Comment Number: 26 Comment Originated: 01/08/2013 01/08/2013: Please correct the spelling of Shields on sheets PDP5, PDP6 & PDP7. The plans have been revised, as requested. Topic: Construction Drawings Comment Number: 27 Comment Originated: 01/08/2013 01/08/2013: Please add a bearing to the Basis Of Bearings statement on sheet CS1. The plans have been revised, as requested. Comment Number: 28 Comment Originated: 01/08/2013 01/08/2013: The sheet index on sheet CS1 shows 5 detail sheets, but there are only 3 sheets in the set. Should the index be changed to D1-D3, or are there 2 sheets missing? The Index has been revised to reflect the three current detail sheets. Additional detail sheets may be incorporated during final design. Comment Number: 29 Comment Originated: 01/08/2013 01/08/2013: Please change the right of way width for South Shields Street to varies on sheets EX1, U1, G1 & PV1. The plans have been revised, as requested. Topic: General Comment Number: 15 Comment Originated: 01/08/2013 01/08/2013: Please correct the spelling of Shields on sheet PDP1. The plans have been revised, as requested. Comment Number: 16 Comment Originated: 01/08/2013 01/08/2013: Please add a legal description of the property to sheet PDP1. The plans have been revised, as requested. Comment Number: 17 Comment Originated: 01/08/2013 01/08/2013: Please change "page" to "sheet" and spell out "architectural" in the sheet index on sheet PDP1. The plans have been revised, as requested. Topic: Landscape Plans Comment Number: 21 Comment Originated: 01/08/2013 01/08/2013: There are text over text & line over text issues on sheet PDP3. Acknowledge, see revised sheet. Comment Number: 22 Comment Originated: 01/08/2013 01/08/2013: Please change the street name "Burton" to "James". Acknowledge, see revised sheet. Comment Number: 23 Comment Originated: 01/08/2013 01/08/2013: Please add "South" to the address in the title block. Acknowledge, see revised sheet. Topic: Lighting Plan Comment Number: 24 Comment Originated: 01/08/2013 01/08/2013: No comments. Acknowledge Topic: Plat Comment Number: 1 Comment Originated: 01/08/2013 01/08/2013: The boundary & legal description close. Acknowledge Comment Number: 2 Comment Originated: 01/08/2013 01/08/2013: All properties surrounding the property should be called out as unplatted or platted. The plat has been updated, as requested. Comment Number: 3 Comment Originated: 01/08/2013 01/08/2013: Please add Sight Distance Easement language. The updated Sight Distance Notes have been added to the plat. Comment Number: 4 Comment Originated: 01/08/2013 01/08/2013: Please provide current monument records for the public land corners shown for the Basis Of Bearings. Monument records have been provided with the PDP resubmittal. Comment Number: 5 Comment Originated: 01/08/2013 01/08/2013: Please add "of the SE 1/4" to the Basis Of Bearings statement in note #1. The plat has been updated, as requested. Comment Number: 6 Comment Originated: 01/08/2013 01/08/2013: Please add a note referencing title committment information & any existing easements on the property. The plat has been updated, as requested. Comment Number: 7 Comment Originated: 01/08/2013 01/08/2013: Do you want to add a note referencing Colorado Law for commencing any actions within 3 years...? This is no obligation from the City to include it, we just thought we'd mention it. This will be considered during the Final Plan phase. Comment Number: 8 Comment Originated: 01/08/2013 01/08/2013: Please add all dedication information for all rights of way shown. The plat has been updated, as requested. Comment Number: 9 Comment Originated: 01/08/2013 01/08/2013: There are cut off text issues. The plat has been updated, per Technical Services’ redlines. Comment Number: 10 Comment Originated: 01/08/2013 01/08/2013: There are line over text issues. The plat has been updated, per Technical Services’ redlines. Comment Number: 11 Comment Originated: 01/08/2013 01/08/2013: Please change the new right of way line along Shields Street to a solid linetype. The plat has been updated, as requested. Comment Number: 12 Comment Originated: 01/08/2013 01/08/2013: Please change Burton Court to James Court. The plat has been updated, as requested. Comment Number: 13 Comment Originated: 01/08/2013 01/08/2013: Please add the stamping description of the SE corner of Section 15. The plat has been updated, as requested. Comment Number: 14 Comment Originated: 01/08/2013 01/08/2013: Please change the name in the Statement Of Ownership And Subdivision to change the other names on the Plat. The plat has been updated, as requested. Topic: Site Plan Comment Number: 18 Comment Originated: 01/08/2013 01/08/2013: There is a misspelled "hardscape" on sheet PDP2. The plans have been revised, as requested. Comment Number: 19 Comment Originated: 01/08/2013 01/08/2013: There are line over text issues on sheet PDP2. The plans have been revised, as requested. Comment Number: 20 Comment Originated: 01/08/2013 01/08/2013: Please correct the spelling of Shields on sheet PDP2. The plans have been revised, as requested. Department: Traffic Operation Contact: Ward Stanford, 970-221-6820, wstanford@fcgov.com Topic: General Comment Number: 2 Comment Originated: 01/08/2013 01/08/2013: No comments. Acknowledge Topic: Traffic Impact Study Comment Number: 1 Comment Originated: 01/08/2013 01/08/2013: TIS is accepted. Acknowledge Department: Transportation Planning Contact: Emma McArdle, 970-224-6197, emcardle@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/28/2012 12/28/2012: Please provide a bus stop pad of at least 12' by 18' on Shields Street, approximately 50' - 80' south of the intersection of Springfield and Shields Street. The pad shall be located in the Right of Way or in a Transit Easement. The pad needs to be connected to the adjacent sidewalk and curb. Please contact me if you need assistance in locating the pad. The bus pad has been added per the 01.28.13 site meeting. Department: Water Conservation Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/02/2013 01/02/2013: Please provide irrigation plans at time of final/building permit. The irrigation plan should be informed by the requirements outlined in LUC 3.2.1(J). Acknowledge, per City Code, Irrigation Plans will be submitted at Permit. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 01/08/2013 01/08/2013: Show existing water and sewer services and add notes to coordinate abandonment with Water Utilities (416-2165). The requested information has been added to the plans. Comment Number: 4 Comment Originated: 01/09/2013 01/09/2013: Revise the fire line connections to include tapping saddle, valve and thrust block to allow for wet taps rather than cutting in swivel tees. The plans have been revised, as requested. Topic: Landscape Plans Comment Number: 3 Comment Originated: 01/08/2013 01/08/2013: Show the water/sewer mains and services on the landscape plan and adjust the plantings to provide the required separation distances. Acknowledge, see sheet PDP 3. Topic: Site Plan Comment Number: 2 Comment Originated: 01/08/2013 01/08/2013: Include the number of units in each building on the site plan. The information has been added, as requested. Department: Zoning Contact: Peter Barnes, 970-416-2355, pbarnes@fcgov.com Topic: Building Elevations Comment Number: 4 Comment Originated: 12/24/2012 12/24/2012: Label the roof pitch on the elevation drawings. 2:12 minimum pitch and 12:12 max. pitch allowed. The elevations have been revised, as requested. Topic: Site Plan Comment Number: 1 Comment Originated: 12/24/2012 12/24/2012: The narrative indicates that the front setback along Springfield is being met due to the contextual setack regulation for the house on the lot to the west. The site plan should show that lot, the house location on the lot, and the setback distance from the house to the lot line/street. The plans have been revised, as requested. Comment Number: 2 Comment Originated: 12/24/2012 12/24/2012: The dimensions of the building footprints/envelopes need to be shown on the site plan. The site plan also needs to label the streets (Springield and Shields). Label the lot lines on the site plan and show the lot line dimensions. Show the light pole locations on the site plan. The plans have been revised, as requested. Comment Number: 3 Comment Originated: 12/24/2012 12/24/2012: The parking stall and drive aisle dimensions need to be shown on the site plan. The parking spaces which are going to be designated as compact need to be labeled (they're labeled on the landscape plan but not on the site plan). Compact parking spaces will need to be identified on the site by raised "compact parking only' signs. Label the 6' privacy fence location on the site plan. The plans have been revised, as requested.