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HomeMy WebLinkAboutCARRIAGE HOUSE APARTMENTS - FDP - FDP130024 - SUBMITTAL DOCUMENTS - ROUND 1 -Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com/developmentreview March 01, 2013 May 29, 2013 Charles Bailey Catamount Properties, Ltd. 7302 Rozena Drive Longmont, CO 80503 RE: Carriage House Apartments, PDP120035, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, 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: Building Elevations Comment Number: 1 Comment Originated: 02/25/2013 02/25/2013: The color and materials should be called out as opposed to the blocks at the top of PDP5. The mylars will not be in color, therefore this formatting/detail is important. This can be done at time of final plan submittal. The exterior material legend has been updated on all sheets. Comment Number: 2 Comment Originated: 02/28/2013 02/27/2013: Architectural elevations of all four sides of each building are required at time of final plan submittal. On what elevation (where) will the meters and other equipment be located. Please call out for each building. For Buildings 1, 2,3, the meters should not be located on the north elevation. For building 4, the meters should not be located on the north or east side of the building and for building 5, the meters should not be located on the east side of the building. There should be a note on the site plan that says: "conduit, meters, vents and other equipment attached to the building or protruding from the roof shall be painted to match surrounding building surfaces." The note has been added to the drawing sheets. Topic: General Department: Current Planning Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/02/2013 02/26/2013: The open space diagram was not included on the cd or in my packet so I can not verify this. Please resend via e-mail. 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. The interior landscaping diagram is illustrated on the landscape sheet. Comment Number: 2 Comment Originated: 01/02/2013 02/25/2013: The fence detail should provide information regarding the proposed fence materials and color. This can be picked up at time of final plan submittal. 01/02/2013: Please provide detail for both types of fencing proposed. Sheet PDP5 contains information on the fencing. Comment Number: 3 Comment Originated: 02/25/2013 02/25/2013: On page PDP1 there is a spelling error under the fourth general note - the note should be changed so "completed" is spelled correctly. The word has been corrected. Topic: Landscape Plans Comment Number: 1 Comment Originated: 01/02/2013 02/20/2013: As there are now 57 trees proposed on site, no more than 25 % (or 14) can be of one species. Since additional upsized trees are needed for mitigation, please add two 2.5 inch caliper crabapple trees in the empty space directly north of building three and then one 2.5 inch caliper crabapple tree directly north of building two in the empty space. This will meet two code sections - street trees spacing requirements as well as bump up your trees to 60 total, then you wont have to change out the serviceberry quantity. 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 Serviceberry, 1 pear and 2 Bosnian pines will need to be replaced with a different species. Three Radiant Crabs have been added to the street edge. See revise plans. Comment Number: 2 Comment Originated: 02/25/2013 02/25/2013: The wording of "protect significant habitat" could be misleading and could be misinterpreted as wetland or environmentally related. Staff strongly suggest changing this to "protect plum thicket". Note revised to ‘Protect Existing Plum Thicket’. Comment Number: 3 Comment Originated: 02/26/2013 02/26/2013: As mentioned during the first round of review by Tim Buchanan, City Forester, a separate tree protection and mitigation plan is required. In the past, Planning and Zoning Board has asked for tree mitigation details. The comment responses notes that 5 trees to be removed. The demo plan on the utility set shows 12 trees being removed. On the landscape plan, only 7 canopy trees are upsized. Staff requests that the Applicant provide a tree mitigation plan prior to hearing. Tree mitigation Plan has been completed, 22.5” upsizing required, see revise plan and plant list table. Department: Current Planning Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com Topic: Landscape Plans Comment Number: 4 Comment Originated: 02/27/2013 02/27/2013: As noted in Forestry's comments, the water and fire utilities between Buildings three and four should be bored, not trenched, in order to protect the existing crabapple trees. The auger distance from face of tree is dependent upon the tree's diameter at breast height. I am unsure as to the breast height of the existing crab apple trees but it seems as though the auger distance may be between 5-10 feet. Please verify and make the boring requirement as well as applicable auger distance a note under the tree protection notes on the landscape and tree mitigation plans. This boring, as opposed to trenching, requirement is located in Section 3.2.1(G)(7). This states that, "The installation of utilities, irrigation lines or any underground fixture requiring excavation deeper than six (6) inches shall be accomplished by boring under the root system of protected existing trees at a minimum depth of twenty-four (24) inches. The auger distance is established from the face of the tree (outer bark) and is scaled from tree diameter at breast height as described in the chart below." Existing Crabapple tree breast height - 2 inches, Auger distance from face of tree 1 foot 3-4 inch breast diameter, 2 foot auger distance from face of tree 5-9 inch breast diameter, 5 foot auger distance from face of tree 10-14 inch breast diameter, 10 foot auger distance from face of tree 15-19 inch breast diameter, 12 foot auger distance from face of tree Over 19 inch breast diameter, 15 foot auger distance from face of tree See note on Landscape Plan for utilities to be bored between Buildings 3 & 4. Comment Number: 5 Comment Originated: 02/27/2013 02/27/2013: Because of the protection of the significant cottonwood on Sheilds Street, staff is suggesting relocating the sanitary sewer line south under the sidewalk. Sanitary connection moved to the South between existing Pine and existing Oak. Topic: Site Plan Comment Number: 1 Comment Originated: 02/27/2013 02/27/2013: As noted at today's meeting, Buildings one and three are ADA accessible. At least one handicapped parking space should be relocated to be directly in front of the entrance to Building 3. The code states in Section 3.2.2 (K)(5)(b), "Handicap parking spaces shall be located as close as possible to the nearest accessible building entrance, using the shortest possible accessible route of travel." Accessible units are located in Buildings 2 & 3. The parking spaces are located near those units. Department: Engineering Development Review Contact: Tyler Siegmund, 970-221-6501, tsiegmund@fcgov.com Topic: General Comment Number: 4 Comment Originated: 01/09/2013 02/27/2013: Still needs to be addressed. 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. Tree removal note has been added for clarification. Department: Engineering Development Review Contact: Tyler Siegmund, 970-221-6501, tsiegmund@fcgov.com Topic: General Comment Number: 5 Comment Originated: 01/09/2013 02/26/2013: Email correspondence was received from Xcel and Century link confirming that they are ok with the proposal. Acknowledged. 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. Comment Number: 14 Comment Originated: 02/26/2013 02/26/2013: Please label and provide more information on the curb/retaining wall behind the new 6ft attached sidewalk along Springfield. A detail has been added to the plan set. Comment Number: 15 Comment Originated: 02/26/2013 02/26/2013: 2. The limits of the proposed curb and gutter replacement at the SW corner of Springfield/Shields needs to extend to the handicap ramp as discussed during the site meeting due to the existing Hollywood curb/gutter that currently ties into the handicap ramp. The demo plan has been revised accordingly. Comment Number: 16 Comment Originated: 02/26/2013 02/26/2013: The 6ft attached sidewalk needs to extend to the property line to the west. Utility coordination with COFC Light and Power and Comcast/Century Link to move/modify the existing utility layout will be needed to extend the 6ft walk. After further discussion with Fort Collins Light & Power, it was determined that the transition to existing Hollywood curb & gutter should occur prior to the electric vault. It is assumed that the Development Agreement will address an escrow fund to provide for approximately 15.5 LF of sidewalk extension to the west at a future date. Topic: Plat Comment Number: 13 Comment Originated: 02/26/2013 02/26/2013: A pedestrian/access easement is needed where the sidewalk detaches and encroaches on private property at the east end of Springfield. Please dedicate this easement on the plat. This easement dedication has 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 02/11/2013: A seed mix has been provided - thank you. Please remove crested wheatgrass from the seed mix, as this is a species that actively outcompetes other native species. One other option would be Western Wheatgrass, which successfully establishes in this area. Other options can be provided upon request. Also, native seeds should be drill seeded at a rate of approximately 16-24 lbs/PLS/acre dependent upon the soil type. We can discuss further if it is helpful. 12/24/2012: Please provide a seed mix for the native seed mix by final plans. Seed mix table has been revised with note for seed to be drilled at specified rate. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans Comment Number: 3 Comment Originated: 01/09/2013 02/27/2013: Continuation of comment from previous round, as it was not addressed. 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. See Tree Mitigation plan for location of existing trees, which to be removed and 19 to be retained. Comment Number: 6 Comment Originated: 02/27/2013 02/27/2013: Please add this landscape note: All tree pruning and removal work shall be performed by a City of Fort Collins licensed arborist where required by code. Note has been added to the drawings. Comment Number: 7 Comment Originated: 02/27/2013 02/27/2013: Show accurate locations of all trees to retain and protect on the landscape plan. Some existing trees on the current landscape plan that are shown are not in the accurate location Drawings have been corrected and coordinated. Comment Number: 8 Comment Originated: 02/27/2013 02/27/2013: Consider changing Amur Maple to Hotwings Tatarian Maple. The Tatarian Maple is similar but has better adaptability to the soils and environment in Fort Collins and a has a nice upright form. This can be done at time of final. Amur Maples replaced with Hot Wings Tatarian Maples. Comment Number: 9 Comment Originated: 02/27/2013 02/27/2013: The small section of detached walk along Springfield Drive is close to the existing crabapple. Move it further away from this existing tree. The walk has been adjusted slightly, and a retaining curb has been added. Comment Number: 11 Comment Originated: 02/27/2013 02/27/2013: Consider using Skyrocket Rocky Mountain Juniper in place of Bosnian Pine. Skyrocket juniper is 15-20 feet tall and 3-4 feet wide. It will function in the narrow area better than Bosnian Pine. Bosnian Pines replaced with Skyrocket Junipers Comment Number: 12 Comment Originated: 02/27/2013 02/27/2013: Narrow crown trees that could be considered for the narrow perimeter areas are Swedish Columnar Aspen. These may work is some places where Serviceberry has been used. Serviceberry to remain, as we feel it’s a more drought tolerant plan than the Aspens. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans Comment Number: 13 Comment Originated: 03/01/2013 03/01/2013: Utility Placement Tree Conflicts: Four water lines spaced 2 feet apart are shown coming off Springfield between building #3 and #4 and between the 3rd and 4th crabapple west of Shields Street. These trees are 11-13 inches in caliper. The distance between the trees is 18 feet measured from outer bark. It appears that the edge of the trench would be closer than 5 feet from the outer bark of the trees. Coring these 4 water lines by these trees would prevent damage to critical roots and is recommended. LUC 3.2.1 G 7. These water services will be bored. Two water lines spaced 2 feet apart are shown coming off Spring field between the 2nd and 3rd crabapple trees west of Shields. They are positioned with the closest water line about 6 feet from the 3rd crabapple west of Shields Street, so they are not in the middle of the area between the 2nd and 3rd trees. These trees are 22.5 feet apart measured from outer bark. Please move the lines to be centered between these two trees to reduce root damage to the 3rd crabapples. The services have been revised accordingly. Two water lines spaced 2 feet apart are shown coming off Springfield between building #1 and #2. They are between the 8th and 9th crabapple west of Shields Street. One tree is around 13 inch caliper and the other about 10 inch caliper. There is 16 feet 4 inches between the trees measured from the outer bark. If appears that the edge of the open trench for these line could be closer than 5 feet from the outer bark. Coring these 2 lines by these two trees could prevent damage to critical roots. These water services will be bored. Since expanding the sidewalk to 6 feet will already cause some root cutting, coring for water lines will help prevent further root damage. Most, if not all, of the water services will be bored through the root zone. Along Shields the proposed sewer line enters the site between the Austrian Pine and Cottonwood. These are the 2nd and 3rd trees along Shields north of the south boundary. Trenching in this zone will damage critical roots as the cottonwood is 38 inches diameter. Positioning the new sewer line right between the first two trees north of the south boundary could prevent damage to critical roots. These two trees are a 12 inch Bur Oak and a 13 inch Austrian pine. They are about 22 feet apart. Can the old sewer line between these trees be used to place the new line within? The proposed new service has been relocated, as requested. The Developer will explore the feasibility of reusing the existing service with City Wastewater. Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com 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. Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: General 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. Acknowledged and the building will be sprinkled with NFPA 13 and the bedrooms will all have egress windows. 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. The project has a maximum of 57 units which means it needs 24 points to meet the CRS 9-5. The project contains two (2) Type A units for 12 points and three (3) Type B units for 12 points and a total of 24 points. 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. The project will comply with the FC Green Code. Contact: Todd Reidenbach, , Topic: General Comment Number: 5 Comment Originated: 02/27/2013 02/27/2013: Todd Reidenbach or Marcus Bodig in the City's GIS department assign project addressing. Please contact them at 416-2483 or at treidenbach@fcgov.com Department: Light And Power Contact: Doug Martine, 970-224-6152, dmartine@fcgov.com Topic: General Comment Number: 4 Comment Originated: 02/12/2013 02/12/2013: Aftere the plans are complete and approved, please send an AutoCad drawing (version 2008) of the utility plan to Terry Cox at TCOX@FCGOV.COM. Acknowledged. 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 Acknowledged. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 4 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 The Knox Box will be coordination with PFA. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 5 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 The buildings will be clearly identified per code requirements. Comment Number: 6 Comment Originated: 02/27/2013 02/27/2013: Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC shall be approved by the fire department. 2006 International Fire Code 912.2 Architect will coordinate with PFA to approve connection locations. 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. 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 provided with the 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: 32 Comment Originated: 02/25/2013 02/25/2013: If the boxes around the roof dimensions on sheets PDP5 & PDP6 are not necessary, please remove them. The drawings have been updated. Topic: Construction Drawings Comment Number: 33 Comment Originated: 02/26/2013 02/26/2013: No comments. Acknowledged. Topic: Landscape Plans Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Landscape Plans Comment Number: 22 Comment Originated: 01/08/2013 02/25/2013: This has been changed, but "Court" is now missing from the street name. 01/08/2013: Please change the street name "Burton" to "James". Court has been added to the plan Topic: Lighting Plan Comment Number: 31 Comment Originated: 02/25/2013 02/25/2013: No comments. Topic: Plat Comment Number: 1 Comment Originated: 01/08/2013 01/08/2013: The boundary & legal description close. Acknowledged. Comment Number: 2 Comment Originated: 01/08/2013 02/25/2013: There is still one property that is missing the subdivision name. See redlines. 01/08/2013: All properties surrounding the property should be called out as unplatted or platted. This has been corrected, per the redlines. Comment Number: 9 Comment Originated: 01/08/2013 02/25/2013: There is still cut off text at the top of the sheet. 01/08/2013: There are cut off text issues. This has been corrected. Comment Number: 30 Comment Originated: 02/25/2013 02/25/2013: Please change the name of the Plat to Carriage House Apartments. The plat has been re-titled accordingly. 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: Traffic monitor on Shields St. 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 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). Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Topic: Construction Drawings Comment Number: 5 Comment Originated: 02/19/2013 02/19/2013: The two water services to be abandoned in Shields connect to the water main in the east half of Shields. The utility plans have been corrected. Comment Number: 6 Comment Originated: 02/19/2013 02/19/2013: Are there any irrigation taps to be included in the project? Yes, there will be one irrigation tap located at the water entry room of Building C. Department: Zoning Contact: Peter Barnes, 970-416-2355, pbarnes@fcgov.com Topic: Site Plan Comment Number: 2 Comment Originated: 12/24/2012 02/12/2013: The building footprint/envelope dimensions still aren't shown. What I assume to be light poles are shown on the site plan, but that's just an assumption. There's no label or legend explaining that they're light poles - please label as such. 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 dimension and legends have been updated on the Architectural site plan for more clarification. Comment Number: 3 Comment Originated: 12/24/2012 02/12/2013: The width of the parking stalls and the width of the drive aisle are now shown on the site plan. But the length of the parking stalls isn't. Please add the length. 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 length of the stalls has been added to the plan.