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HomeMy WebLinkAboutBROOKVIEW APARTMENTS - PDP - PDP160003 - SUBMITTAL DOCUMENTS - ROUND 1 - (3)Brookview Apartments Comment Responses Comment Origination Date ­ May 11, 2015 Brookview Apartments ‑ Preliminary Design Review, PDR150007 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, Clark Mapes, at 970‑221‑6225 or cmapes@fcgov.com. Consultant Responses: Ripley Design, Inc. (RDI)..... Northern Engineering (NE)..... Vaught Frye Larson Architects (VFLA)..... Comment Summary: Department: Planning Services Contact: Clark Mapes, 970‑221‑6225, cmapes@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/28/2015 04/28/2015: The project will be a Major Amendment to the Spring Creek Village 2nd development plan, requiring an administrative public hearing (Type 1 development review process). Ripley Design, Inc. (RDI) ­ Acknowledged Department: Engineering Development Review Contact: Sheri Langenberger, 970‑221‑6573, slangenberger@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/28/2015 04/28/2015: Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. Please contact Matt Baker at 224‑6108 if you have any questions. Northern Engineering (NE) ­ Acknowledged Comment Number: 2 Comment Originated: 04/28/2015 04/28/2015: The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev‑review.php Ripley Design, Inc. (RDI) ­ Acknowledged Comment Number: 3 Comment Originated: 04/28/2015 04/28/2015: Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. Northern Engineering (NE) ­ A note is located on the grading plan concerning any damaged curb and gutter. Comment Number: 4 Comment Originated: 04/28/2015 04/28/2015: All public sidewalk, driveways and ramps existing or proposed adjacent or within the site need to meet ADA standards, if they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. The existing/ proposed driveway will need to be evaluated to determine if the slopes and width will meet ADA requirements or if they need to be reconstructed so that they do. Northern Engineering (NE) ­ Existing ramps adjacent Stuart Street will be reconstructed per the new layout. All ramps proposed with the site will meet ADA standards. Comment Number: 5 Comment Originated: 04/28/2015 04/28/2015: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm Northern Engineering (NE) ­ Acknowledged. Comment Number: 6 Comment Originated: 04/28/2015 04/28/2015: This project is responsible for dedicating any right‑of‑way and easements that are necessary for this project. Right of way to standards so accommodate a detached sidewalk needs to be dedicated along the frontages of this property. Northern Engineering (NE) ­ No Right of Way dedication is expected with this site due to the existing ROW width. A emergency access easement is anticipated with this site. Comment Number: 7 Comment Originated: 04/28/2015 04/28/2015: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Northern Engineering (NE) ­ Acknowledged. Comment Number: 8 Comment Originated: 04/28/2015 04/28/2015: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Northern Engineering (NE) ­ Acknowledged. Comment Number: 9 Comment Originated: 04/28/2015 04/28/2015: LCUASS parking setbacks (Figure 19‑6) apply and will need to be followed depending on parking design. Northern Engineering (NE) ­ A parking setback of 50’ is proposed. This is in accordance with Figure 19­6. Comment Number: 10 Comment Originated: 04/28/2015 04/28/2015: The new driveway (relocation/ adjustment) will need to be shown on the plans and the driveway will need to be constructed to current standards meeting ADA requirements. Driveway width and location from the property line will need to be identified on the plans. Northern Engineering (NE) ­ The new driveway location is shown on the plan and is designed to current ADA standards. Driveway width and location from property line are identified on the plans. Department: Environmental Planning Contact: Kelly Kimple, 970‑416‑2401, sblochowiak@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/28/2015 04/28/2015: The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4) protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. If any of the trees within this site have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (221 6361) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. Ripley Design, Inc. (RDI) ­ A meeting with Tim Buchanan has been completed and mitigation requirements have been provided on the mitigation plan. Comment Number: 2 Comment Originated: 04/28/2015 04/28/2015: Projects in the Vicinity of Spring Creek must also comply with Section 3.4.1(I)(1) of the Land Use Code, which states the following: "Projects in the vicinity of large natural habitats and/or natural habitat corridors, including, but not limited to, the Poudre River Corridor and the Spring Creek Corridor, shall be designed to complement the visual context of the natural habitat. Techniques such as architectural design, site design, the use of native landscaping and choice of colors and building materials shall be utilized in such manner that scenic views across or through the site are protected, and manmade facilities are screened from off‑site observers and blend with the natural visual character of the area. These requirements shall apply to all elements of a project, including any above ground utility installations." In the context of this project, the applicant should focus on native landscaping, and any other techniques to enhance the overall habitat value in this area. Ripley Design, Inc. (RDI) ­ The planting palette will utilize plants from the city's approved list taking into account seasonal interest, screening, and long term maintenance. Department: Light And Power Contact: Todd Vedder, 970‑224‑6152, tvedder@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/28/2015 04/28/2015: Light & Power currently does service the area. System modification and electric capacity charges will apply. The electric capacity charges will depend on the size and type of dwelling units. Ripley Design, Inc. (RDI) ­ 24 dwelling units are proposed. Comment Number: 2 Comment Originated: 04/28/2015 04/28/2015: The sizing of the transformer will be dependent on the number of dwelling units and whether these will be gas or electric heat. Ripley Design, Inc. (RDI) ­ The building is proposing 24 units with gas heat. Comment Number: 3 Comment Originated: 04/28/2015 04/28/2015: Transformer and meter location will need to be coordinated with Light & Power and can be reached at 970‑221‑6700. Transformers need to be placed within 10ft of driveable surface and have a clearance of 8 ft in the front and 3ft on the sides and back. Ripley Design, Inc. (RDI) ­ See site plan for specified location. Comment Number: 4 Comment Originated: 04/28/2015 04/28/2015: If there's any new landscaping to be installed along Stuart St. then a clearance of 40' and 15' will have to be maintained for shaded and ornamental trees respectively. Ripley Design, Inc. (RDI) ­ Acknowledged Department: PFA Contact: Jim Lynxwiler, 970‑416‑2869, jlynxwiler@poudre‑fire.org Topic: General Comment Number: 1 Comment Originated: 04/22/2015 04/22/2015: WATER SUPPLY. Hydrant spacing and flow must meet minimum requirements based on type of occupancy. It is unclear if this requirement is being met with the existing utility infrastructure available in the area and an additional hydrant may be required. Further review is needed. Applicant shall verify hydrant distances. Code language provided below. > IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600‑foot centers thereafter. Northern Engineering (NE) ­ Hydrant has been proposed on the east side of the relocated drive. This was a suggested location by Fort Collins Utilities. Comment Number: 2 Comment Originated: 04/22/2015 04/22/2015: AUTOMATIC FIRE SPRINKLER SYSTEM This building will require an automatic fire sprinkler system under a separate permit. Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970‑416‑2868. Vaught Frye Larson Architects (VFLA) ­ The building will be sprinklered. Comment Number: 3 Comment Originated: 04/29/2015 04/29/2015: FIRE LANES. A fire lane shall be provided to within 150' of all portions of the building. It is likely that the current site plan and road infrastructure, predates requirements for dedication of an Emergency Access Easement and minimum fire lanes standards may not be currently met. Based upon the submitted site plan, it does not appear that fire access can be met only from E. Stuart St. If an EAE already exists, please provide details with future plan submittals. If no EAE exists, one may be required with the new construction. Code language provided below. Northern Engineering (NE) ­ A 150’ long Emergency Access Easement is located within the proposed driveway. All parts of the building can be reached from either the driveway/access easement or Stuart Street within 174’. > IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. When any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access, the fire code official is authorized to increase the dimension if the building is equipped throughout with an approved, automatic fire‑sprinkler system. Northern Engineering (NE) ­ A 150’ long Emergency Access Easement is located within the proposed driveway. All parts of the building can be reached from either the driveway/access easement or Stuart Street within 174’. Comment Number: 4 Comment Originated: 04/29/2015 04/29/2015: STRUCTURES EXCEEDING 30' IN HEIGHT. The proposed buildings are to be three stories. Per 2012 IFC, Section D105: structures over 30' in height have additional fire access requirements. See Appendix D for height definition and code language for details. Vaught Frye Larson Architects (VFLA) ­ A majority of the roof perimeter of the building is below 30’ to provide the required fire access requirements per Section D105 of the 2012 IFC. AERIAL FIRE APPARATUS ACCESS ROADS ‑ WHERE REQUIRED > IFC D105.1: Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet, approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. Vaught Frye Larson Architects (VFLA) ­ A majority of the roof perimeter of the building is below 30’ as measured vertically from the grade plane to the roof eave to provide the required fire access requirements per Section D105 of the 2012 IFC. Please refer to the measurements provided on the building elevations. AERIAL FIRE APPARATUS ACCESS ROADS ‑ WIDTH 2012 IFC D105.2; FCLUC 3.6.2(B)2006; and Local Amendments: Aerial fire apparatus access roads shall have a minimum unobstructed width of 30 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. Ripley Design, Inc. (RDI) ­ acknowledged. AERIAL FIRE APPARATUS ACCESS ROADS ‑ PROXIMITY TO BUILDING 2012 IFC D105.3: At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. Ripley Design, Inc. (RDI) ­ A meeting was scheduled on 8/21/15 with Jim Lynxwiler to discuss options. This meeting determined that if the building remained under 30’ per code and a fire access easement was provided we would meet requirements. This course of action is currently being achieved by the architects. Comment Number: 5 Comment Originated: 04/22/2015 04/22/2015: PREMISE IDENTIFICATION > IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of six‑inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Vaught Frye Larson Architects (VFLA) ­ The building will have address numbers be placed in a position that is plainly legible, visible from the street, and posted with a minimum of six­inch numerals on a contrasting background. Comment Number: 6 Comment Originated: 04/29/2015 04/29/2015: PUBLIC‑SAFETY RADIO AMPLIFICATION SYSTEM New buildings require a fire department, emergency communication system evaluation after the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot be established within a building, public‑safety radio amplification systems shall be designed and installed in accordance with criteria established by the Poudre Fire Authority. Poudre Fire Authority Bureau Admin Policy #07‑01 Vaught Frye Larson Architects (VFLA) ­ A fire department, emergency communication system evaluation will be conducted after the core/shell but prior to final build out and a public­safety amplification system will be designed and installed in accordance with criteria established by the Poudre Fire Authority if adequate radio coverage cannot be established within the building. Department: Stormwater Engineering Contact: Wes Lamarque, 970‑416‑2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/29/2015 04/29/2015: A drainage report, erosion control report, and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. The drainage report must address the four‑step process for selecting structural BMPs. Standard operating procedures (SOPs) for all onsite drainage facilities need to be prepared by the drainage engineer and there is a final site inspection required when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. The erosion control report requirements are in the Fort Collins Stormwater Manual, Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224‑6015 or jschlam@fcgov.com. Northern Engineering (NE) ­ A drainage report is provided with this submittal. The final Erosion Control Report will be provided at final design. The site disturbance is currently less than 1 acre. Comment Number: 2 Comment Originated: 04/29/2015 04/29/2015: Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate and the 2 year historic release rate. Northern Engineering (NE) ­ The site has been divided into 3 historic and proposed basins. The associated release rates are detailed in the drainage report. Comment Number: 3 Comment Originated: 04/29/2015 04/29/2015: Fifty percent of the site runoff is required to be treated using the standard water quality treatment as described in the Fort Collins Stormwater Manual, Volume 3‑Best Management Practices (BMPs). http://www.fcgov.com/utilities/business/builders‑and‑developers/development‑forms‑guidelines‑re gulations/stormwater‑criteria Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. Northern Engineering (NE) ­ See drainage report for further detail of the proposed LID treatment and percentages of site treated. Comment Number: 4 Comment Originated: 04/29/2015 04/29/2015: Low Impact Development (LID) requirements are required on all new or redeveloping property which includes sites required to be brought into compliance with the Land Use Code. These require a higher degree of water quality treatment for 50% of the new impervious area and 25% of new paved areas must be pervious. More information and links can be found at: http://www.fcgov.com/utilities/what‑we‑do/stormwater/stormwater‑quality/low‑impact‑development Northern Engineering (NE) ­ See drainage report for further detail of the proposed LID treatment/pervious pavement and percentages of site treated. Comment Number: 5 Comment Originated: 04/29/2015 04/29/2015: The outfall for the site is Spring Creek to the north of the site. Conveyance for the detained flows will need to be provided to Spring Creek per City standards. Northern Engineering (NE) ­ Conveyance of stormwater flows will continue to Spring Creek as historic. Comment Number: 6 Comment Originated: 04/29/2015 04/29/2015: The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 sq.‑ft.) for new impervious area over 350 sq.‑ft., and there is a $1,045.00/acre ($0.024/sq.‑ft.) review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders‑and‑developers/plant‑investment‑development‑fee s or contact Jean Pakech at 221‑6375 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Northern Engineering (NE) ­ Acknowledged. Comment Number: 7 Comment Originated: 04/29/2015 04/29/2015: The design of this site must conform to the drainage basin design of the Spring Creek Basin Master Drainage Plan as well the Fort Collins Stormwater Manual. Northern Engineering (NE) ­ See drainage report for further detail of compliance with Spring Creek Basin Master Drainage Plan. Department: Technical Services Contact: Jeff County, 970‑221‑6588, jcounty@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/24/2015 04/24/2015: No comments. Ripley Design, Inc. (RDI) ­ Acknowledged Department: Traffic Operation Contact: Martina Wilkinson, 970‑221‑6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/28/2015 04/28/2015: How many new units are proposed? We'll need this information to estimate the anticipated traffic associated with the proposal to determine whether any further traffic analysis or traffic impact study is needed. Ripley Design, Inc. (RDI) ­ 24 units are proposed. Comment Number: 2 Comment Originated: 04/28/2015 04/28/2015: The sidewalk along Stuart is attached and current standards would require that sidewalk to be detached. Northern Engineering (NE) ­ Proposed sidewalk shown as detached. Comment Number: 3 Comment Originated: 04/28/2015 04/28/2015: Is there any additional parking to be built with the project or will they need to park on the street? Ripley Design, Inc. (RDI) ­ The plan currently meets parking requirements for the proposed building. Department: Water‑Wastewater Engineering Contact: Wes Lamarque, 970‑416‑2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/29/2015 04/29/2015: Existing mains in the area include a 6‑inch water line in the private drive to the west. No sanitary sewer lines are in the immediate area. Existing sanitary lines are located a few hundred feet north and east of the proposed buildings. Northern Engineering (NE) ­ Water and sewer services are shown as tapping into existing networks within the existing Brookview development. Comment Number: 2 Comment Originated: 04/29/2015 04/29/2015: The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards Ripley Design, Inc. (RDI) ­ Acknowledged Comment Number: 3 Comment Originated: 04/29/2015 04/29/2015: Development fees and water rights will be due at building permit. Northern Engineering (NE) ­ Acknowledged. Department: Zoning Contact: Ali van Deutekom, 970‑416‑2743, avandeutekom@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 04/28/2015 04/28/2015: LUC 3.2.1 A landscape plan is required. Ripley Design, Inc. (RDI) ­ Acknowledged Comment Number: 2 Comment Originated: 04/28/2015 04/28/2015: LUC 3.2.2(J) A minimum average of entire landscaped setback area is 5 foot along a lot line (lot line to the west). Ripley Design, Inc. (RDI) ­ Acknowledged Comment Number: 3 Comment Originated: 04/28/2015 04/28/2015: LUC 3.2.1(E)(5)(e) Parking bays shall not extend more than fifteen (15) parking spaces without an intervening tree, landscape island or landscape peninsula. Ripley Design, Inc. (RDI) ­ Landscape islands have been added to meet requirements. Topic: Site Plan Comment Number: 1 Comment Originated: 04/28/2015 04/28/2015: Land Use Code (LUC) section 3.2.2(K)(1)(a) Parking requirements are based on bedrooms per unit. Ripley Design, Inc. (RDI) ­ 24 units are proposed. 12 are 1 bedroom and 12 are 2 bedroom. Therefore 12x1.5=18 and 12x1.75=21 for a total of 39 spaces are now proposed. Comment Number: 2 Comment Originated: 04/28/2015 04/28/2015: LUC 3.2.2(C)(4)(b) Multi‑Family units must provide bicycle parking based on 1 space per bedroom. 60% of these spaces must be enclosed, 40% must be fixed racks. Ripley Design, Inc. (RDI) ­ 36 bedrooms are proposed (12 at 1 bed and 12 at 2 bed) which would require 22 enclosed and 14 fixed. The plan now meets this standard. Comment Number: 3 Comment Originated: 04/28/2015 04/28/2015: LUC 3.2.2(K)(5) Handicap parking spaces are required in numbers per this section. If you have 1‑25 parking spaces you’ll need one van accessible handicap space. Ripley Design, Inc. (RDI) ­ Revised. Comment Number: 4 Comment Originated: 04/28/2015 04/28/2015: LUC 3.2.2(L) Table A and B Standard parking dimensions and drive aisles Ripley Design, Inc. (RDI) ­ Revised. Comment Number: 5 Comment Originated: 04/28/2015 04/28/2015: LUC 3.2.5 All development shall provide adequately sized conveniently located, accessible trash and recycling enclosures. Ripley Design, Inc. (RDI) ­ Revised. End of comments.