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HomeMy WebLinkAboutLAKE STREET APARTMENTS - PDP - PDP160007 - SUBMITTAL DOCUMENTS - ROUND 1 -land planning  landscape architecture  urban design  entitlement February 24, 2016 Ted Shepard City of Fort Collins 281 N. College Ave. Fort Collins, CO 80522 RE: 821 W Lake St. Apartments - Preliminary Design Review, PDR150023 Please see the following summary of comment responses. If you have any questions regarding the responses please contact Stephanie Van Dyken, Ripley Design Inc., 224-5828 Comment Summary: Department: Planning Services Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/08/2015 12/08/2015: The site is located in the recently adopted West Central Area Plan (March, 2015). While five stories is a maximum permitted height and 20 dwelling units per acre is a minimum required density, the proposed development still carries the burden of achieving compatibility with the surrounding area, and to positively impact the neighborhood. In addition, the applicant is encouraged to pay close attention to Land Use Policies 1.9 and 1.10 which speak to neighborhood character. With a five story structure, the challenge of demonstrating a Craftsman style may require the lower floors to emphasize the style versus the upper floors. Response: Please see submitted architectural elevations Comment Number: 2 Comment Originated: 12/08/2015 12/08/2015: The front setback along Lake Street is required to be 15 feet for the first 35 feet of building height. For all building walls, including the front setback, any building wall over 35 feet in height must be setback an additional one foot beyond the minimum required, for each two feet of wall that exceeds 35 feet. Response: Please see submitted building sections and site plan which show setbacks Comment Number: 3 Comment Originated: 12/08/2015 12/08/2015: In general, for taller buildings, a strong pedestrian-oriented, street-facing presence should be established at heights in the two to three story range. Upper stories should be stepped back so the building does not loom Lake Street Appartments PDR – Comment Responses 2/16/2016 2 over the street. Response: Acknowledged Comment Number: 4 Comment Originated: 12/08/2015 12/08/2015: In the H-M-N zone, there is a specific standard that requires doorways to face the public street. Per the Lake Street elevation, there is a main building door that faces Lake in compliance with the standard. Staff supports the applicant's response to compliance with this standard by the addition of four individual entrances that complement the main entrance. Response: Individual entrances have been added Comment Number: 5 Comment Originated: 12/08/2015 12/08/2015: The H-M-N zone requires that there be a front yard along Lake Street. In addition, structural elements are encouraged to soften the transition from the public space to the mass of the building including, but not limited to porches, pediments, pergolas, low walls or fencing or railings, pedestrian light fixtures, hedges and the like. Structural elements should be integral to the building and in a style that complements the building’s architecture. Response: Please see submitted architectural elevations Comment Number: 6 Comment Originated: 12/08/2015 12/08/2015: The H-M-N zone requires that roofs be either sloped or a combination but only so long as the sloped portion(s) forms a substantial part of the building and is related to the street façade, the integral structure and building entries. As proposed, the building appears to be dominated by a flat roof with the sloped roof features being subordinate versus being substantial. Response: Please see revised architectural elevations Comment Number: 7 Comment Originated: 12/08/2015 12/08/2015: The H-M-N zone requires that the building be articulated with projections and recesses, covered doorways, balconies, box or bay windows and/or other similar features. Assessing compliance with this standard will require perspective views of the building. Response: Perspective views can be provided at a later date. We have included sections to show articulations. Comment Number: 8 Comment Originated: 12/08/2015 12/08/2015: The H-M-N zone requires that the existing street sidewalk be replaced with a new eight-foot wide attached sidewalk per the West Central Area Plan. Response: An 8’ sidewalk has been provided Comment Number: 9 Comment Originated: 12/08/2015 12/08/2015: Depending on how close the at-grade parking that is enclosed within the structure is to the nearest property line will determine the maximum allowable area for openings. Please refer to Russ Hovland, Plans Examiner, for further information. Response: Acknowledged Comment Number: 10 Comment Originated: 12/08/2015 12/08/2015: Existing trees must be evaluated by the City Forester. Based on a tree inventory, a tree mitigation plan may be necessary. Tree preservation is Lake Street Appartments PDR – Comment Responses 2/16/2016 3 guided by Section 3.2.1(F). Note that Siberian Elms and Russian Olive are considered invasive and hold no value. If full mitigation cannot be provided onsite, then the City Forester may assess a cash-in-lieu option. Response: A tree inventory and mitigation plan have been prepared with Tim’s guidance. Comment Number: 11 Comment Originated: 12/08/2015 12/08/2015: Any Emergency Fire Access Lane that is required per the Poudre Fire Authority must also be dedicated as a pedestrian and bicycle access easement as well. Response: Acknowledged Comment Number: 12 Comment Originated: 12/08/2015 12/08/2015: The applicant may be required to stub a pedestrian and bicycle connection to the adjoining properties if, in the judgement of the Planning Department, there is a strong likelihood that the adjoining property will redevelop in the near future. Response: At this time there are two north south connections that are existing or planned that connect from Lake St. to Prospect Rd. One at Plymouth Church and one proposed through the Slab project. With these in such close proximity to this project we are requesting that we don’t include a north south sidewalk that wouldn’t lead anywhere and would be in very close proximity to large existing trees. Comment Number: 13 Comment Originated: 12/08/2015 12/08/2015: Please indicate how the 60% of the total number of bike parking spaces will be enclosed. In general, all bike parking spaces should be distributed around the building, with particular attention paid to building entrances. Note that exterior bike racks must not impede sidewalks or landscaping. Response: Please see site plan for bike parking locations Comment Number: 14 Comment Originated: 12/08/2015 12/08/2015: Section 3.8.30(F)(1) is a multi-family development standard: “Orientation to Buffer Yards,” that requires that a 25-foot wide buffer yard be provided along any property line that adjoins a parcel containing a single or two-family dwelling. Please investigate the adjoining land uses to the south and east to determine the applicability of this standard. Response: A 25’ buffer has been provided to the south and with the property acquisition, the adjacent land use to the east is multi- family. Comment Number: 15 Comment Originated: 12/09/2015 A shadow analysis will be required. Response: Please see the attached shadow analysis. Comment Number: 16 Comment Originated: 12/09/2015 12/09/2015: Street trees are required along Lake Street. Given the height and mass of the building, these trees may need to be spaced more closely than typical intervals of 40 feet. Response: Please see submitted landscape plan Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Lake Street Appartments PDR – Comment Responses 2/16/2016 4 Topic: General Comment Number: 1 Comment Originated: 12/08/2015 12/08/2015: 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. Response: Acknowledged Comment Number: 2 Comment Originated: 12/08/2015 12/08/2015: 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 Response: Acknowledged Comment Number: 3 Comment Originated: 12/08/2015 12/08/2015: 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. Response: Acknowledged Comment Number: 4 Comment Originated: 12/08/2015 12/08/2015: 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 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. Response: Acknowledged Comment Number: 5 Comment Originated: 12/08/2015 12/08/2015: 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 Response: Acknowledged Comment Number: 6 Comment Originated: 12/08/2015 12/08/2015: This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project. This shall including the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Specific to the site, it appears the West Central Area Plan’s cross section for Lake Street does not require additional right-of-way on the south side of Lake Street. However, a 9 foot utility easement is still required with Lake Street’s collector classification. Lake Street Appartments PDR – Comment Responses 2/16/2016 5 Response: Utility easement has been provided Comment Number: 7 Comment Originated: 12/08/2015 12/08/2015: The project will be responsible for the construction of the 8 foot sidewalk and 1.5¿ vertical curb depicted on the West Central Area Plan cross section for Lake Street along the property frontage. This may involve the project needing to design and construct this frontage improvement, or alternatively, this may be coordinated with CSU¿s planned work in the area and funds in lieu of construction are provided by the development. Further direction will be provided upon additional discussion and coordination with CSU. Note that the drawing submitted in the PDR of a detached sidewalk and parkway won¿t be implemented per the adoption of the cross section in the West Central Area Plan. The moving of streetlights along with transitioning of the new sidewalk along Lake Street to existing sidewalks would need to be considered as well, with either the developer coordinating the moving of streetlights as part of their development, or repaying the party (City or CSU?) for any pole shifting. Response: Acknowledged Comment Number: 8 Comment Originated: 12/08/2015 12/08/2015: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Response: Acknowledged Comment Number: 9 Comment Originated: 12/08/2015 12/08/2015: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Acknowledged Comment Number: 10 Comment Originated: 12/08/2015 12/08/2015: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Based on the PDR submittal of no head-in parking for the drive aisle off of Lake Street, this doesn’t appear to apply. Response: Acknowledged Comment Number: 11 Comment Originated: 12/08/2015 12/08/2015: All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. Response: Acknowledged Comment Number: 12 Comment Originated: 12/08/2015 12/08/2015: Any rain gardens within the right-of-way cannot be used to treat the Lake Street Appartments PDR – Comment Responses 2/16/2016 6 development/ site storm runoff. We can look at the use of rain gardens to treat street flows – the design standards for these are still in development. Response: Acknowledged Comment Number: 13 Comment Originated: 12/08/2015 12/08/2015: Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. Response: Acknowledged Comment Number: 14 Comment Originated: 12/08/2015 12/08/2015: In regards to construction of this site, the public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary Staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. Response: Acknowledged Comment Number: 15 Comment Originated: 12/10/2015 12/10/2015: Parking along Lake Street is not restricted in terms of usage and parking; it should not be anticipated that parking along Lake Street in front of the property will necessarily be utilized by the patrons of this site. With this in mind, the developer should consider how short term parking needs are met for the development for actions such as mail/package/pizza deliveries, pick-up/drop-off for residents, leasing information, etc. It appears on the site plan that the only parking available for the project is in the structure, and is this open for short term use? Response: Acknowledged. A loading zone has been included. Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com Topic: General Comment Number: 1 Comment Originated: 11/25/2015 11/25/2015: With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(3), requires that you use low-water-use plants and grasses in your landscaping or re-landscaping and reduce bluegrass lawns as much as possible. Native landscaping is encouraged to the extent possible, as well. Response: Acknowledged Comment Number: 2 Comment Originated: 11/25/2015 11/25/2015: The applicant should make note of Article 3.2.1(C) that requires Lake Street Appartments PDR – Comment Responses 2/16/2016 7 developments to submit a landscape and tree protection plan, and if receiving water service from the City, an irrigation plan, that: "...(4) protects significant trees, natural systems, and habitat, and (5) enhances the pedestrian environment". 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 (970-221-6361 or tbuchanan@fcgov.com) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. Response: Acknowledged Comment Number: 3 Comment Originated: 11/25/2015 11/25/2015: Our city has an established identity as a forward-thinking community that cares about the quality of life it offers its citizens and has many sustainability programs and goals that may benefit your project. Of particular interest may be the: 1. ClimateWise program: fcgov.com/climatewise/ 2. Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact Caroline Mitchell at 970-221-6288 or cmtichell@fcgov.com 3. Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238 or traeker@fcgov.com 4. Integrated Design Assistance Program: fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com 5. Nature in the City Strategic Plan: fcgov.com/planning/natureinthecity/? key=advanceplanning/natureinthecity/, contact Justin Scharton at 970-221-6213 or jscharton@fcgov.com Please consider the City’s sustainability goals and ways for your development to engage with these efforts, and let me know if I can help connect you to these programs. Response: Acknowledged Comment Number: 4 Comment Originated: 11/25/2015 11/25/2015: The West Central Area Plan and Nature in the City Strategic Plan both encourage the inclusion of natural spaces in new development and redevelopment. The courtyard has the potential to serve this purpose. Please consider a landscaping scheme that allows for the enjoyment of nature, pollinator and bird-friendly species, tree cover, and quiet spaces that offer an escape from the urban environment. Response: Acknowledged. Current concepts include a vertical garden within the courtyard and a rain garden within the 25’ south buffer Comment Number: 5 Comment Originated: 11/25/2015 11/25/2015: How will pedestrian circulation occur throughout the site? Will there be walkways on the west, south, andeast sides of the building? Response: Please see site plan for sidewalk locations Lake Street Appartments PDR – Comment Responses 2/16/2016 8 Department: Light And Power Contact: Luke Unruh, 9704162724, lunruh@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/08/2015 12/08/2015: Is three phase power anticipated? If so an outage will need to be taken after hours to install a vault on the south side of Lake St. Response: Yes. Acknowledged. Comment Number: 2 Comment Originated: 12/08/2015 12/08/2015: Street trees will need to be adjusted based on the location of the streetlights. Forty feet of clearance to the streetlight will need to be maintained by shade trees and fifteen feet by ornamental trees. Response: Acknowledged Comment Number: 3 Comment Originated: 12/08/2015 Contact Light and Power Engineering to coordinate the transformer and electric meter locations, please show the locations on the utility plans. Response: A meeting will be set up to coordinate a transformer location now that a site layout has been established. Comment Number: 4 Comment Originated: 12/08/2015 12/08/2015: Please contact Light & Power Engineering if you have any questions at 221-6700. Please reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Response: Acknowledged Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 11/25/2015 11/25/2015: FIRE LANES Fire access is required to within 150' of all exterior portions of the building. This distance may be extended when the building is equipped throughout with a fire sprinkler system however in this case, the out of access condition is approximately 500' and alternative means of compliance will be required in order to meet the intent of the fire code. Further discussion and approval of the fire marshal will be required. Code language provided below. > IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. When any portion of the facility or any portion of an exterior wall of the first story of the Lake Street Appartments PDR – Comment Responses 2/16/2016 9 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. Response: Please see site plan and attached letter. Comment Number: 2 Comment Originated: 11/25/2015 11/25/2015: BUILDINGS EXCEEDING THREE STORIES OR 30 FEET IN HEIGHT In order to facilitate rescue functions and execute roof operations on the fire ground, additional fire access is required for buildings in excess of 30' in height. The size and scope of the proposed building will not meet the code and alternative means of compliance will be necessary in order to meet the intent of the fire code. Further discussion and approval of the fire marshal will be required. Code language provided below. See Appendix D of the 2012 IFC for further information. 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. AERIAL FIRE APPARATUS ACCESS ROADS - WIDTH > 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. AERIAL FIRE APPARATUS ACCESS ROADS - PROXIMITY TO BUILDING > IFC D105.3: At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. Response: Acknowledged Comment Number: 3 Comment Originated: 11/25/2015 11/25/2015: ROOF ACCESS > IFC 504.3: New buildings four or more stories in height shall be provided with a stairway to the roof. Stairway access to the roof shall be in accordance with IFC 1009.12. Such stairways shall be marked at street and floor levels with a sign indicating that the stairway continues to the roof. Response: Roof access shall be provided. Comment Number: 4 Comment Originated: 11/25/2015 11/25/2015: AUTOMATIC FIRE SPRINKLER SYSTEM This building will require a full NFPA 13 automatic fire sprinkler system under a separate permit. Please contact Assistant Fire Marshal, Joe Jaramillo with any Lake Street Appartments PDR – Comment Responses 2/16/2016 10 fire sprinkler related questions at 970-416-2868. Response: Acknowledged Comment Number: 5 Comment Originated: 11/25/2015 11/25/2015: GROUP S-2 AUTOMATIC SPRINKLER SYSTEM REQUIREMENTS > IFC 903.2.9 & 903.2.9.1: An automatic sprinkler system shall be provided throughout buildings classified as enclosed parking garages (Group S-2 occupancy) in accordance with IBC 406.4 OR where located beneath other groups. Exception: Enclosed parking garages located beneath Group R3 occupancies. Response: Acknowledged Comment Number: 6 Comment Originated: 11/25/2015 11/25/2015: BALCONIES AND DECKS > IFC 903.3.1.2.1: Sprinkler protection shall be provided for exterior balconies, decks, and ground floor patios of dwelling units where the building is of Type V construction. Response: Acknowledged Comment Number: 7 Comment Originated: 11/25/2015 11/25/2015: FIRE STANDPIPE SYSTEM IFC Sections 905 and 913: Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 or the 2012 International Fire Code. Approved standpipe systems shall be installed throughout buildings where the floor level of the highest story is located more than 30 feet above the lowest level of fire department vehicle access, or where the floor level of the lowest story is located more than 30 feet below the highest level of fire department vehicle access. The standpipe system shall be capable of supplying at minimum of 100 psi to the top habitable floor. An approved fire pump may be required to achieve this minimum pressure. Buildings equipped with standpipes are required to have a hydrant within 100 feet of the Fire Department Connection. Response: Acknowledged Comment Number: 8 Comment Originated: 11/25/2015 11/25/2015: FDC > IFC 912.2: 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. Response: Acknowledged Comment Number: 9 Comment Originated: 11/25/2015 11/25/2015: HYDRANT FOR STANDPIPE SYSTEMS Lake Street Appartments PDR – Comment Responses 2/16/2016 11 > IFC 507.1.1: Buildings equipped with a standpipe system installed in accordance with Section 905 shall have a fire hydrant within 100 feet of the fire department connections. Exception: The distance shall be permitted to exceed 100 feet where approved by the fire code official. The hydrant flow must meet minimum requirements based on type of occupancy: 1500 gpm at 20 psi. Response: Acknowledged Comment Number: 10 Comment Originated: 11/25/2015 11/25/2015: PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM TEST 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 Response: Acknowledged Comment Number: 11 Comment Originated: 11/25/2015 11/25/2015: FIRE PITS & OUTDOOR COOK STATIONS Fire pits and outdoor cook stations which are fueled by natural gas are allowed. Wood burning or smoke producing fire pits and cooking stations are prohibited. Any and all shall be separated from combustible construction, vegetation, etc. by no less than 10' measured both horizontally and vertically. All should be equipped with timers and emergency shut off switches. Response: Acknowledged Comment Number: 12 Comment Originated: 12/09/2015 12/09/2015: MULTI-FAMILY RESIDENTIAL DEVELOPMENTS By code, the building is required to be served by two separate fire lanes. Code language provided below. As discussed at the city staff meeting, this may possibly be achieved if an access agreement can be established with the church property to the west. > IFC D106.2: Multi-family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. Response: This project is planning on 102 dwelling units. Department: Stormwater Engineering Lake Street Appartments PDR – Comment Responses 2/16/2016 12 Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/04/2015 12/04/2015: The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan as well the Fort Collins Stormwater Manual. Response: Acknowledged Comment Number: 2 Comment Originated: 12/04/2015 12/04/2015: 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. 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. Response: A Drainage Report has been prepared for this submittal. Comment Number: 3 Comment Originated: 12/04/2015 12/04/2015: It is important to document the existing impervious area since drainage requirements and fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required prior to the time fees are calculated for each building permit. Response: Existing impervious areas are shown within the historic runoff calculations within the prepared Drainage Report. Comment Number: 4 Comment Originated: 12/04/2015 12/04/2015: When improvements are being added to an existing developed site, onsite detention is only required if there is an increase in impervious area greater than 5000 square feet. If it is greater, onsite detention is required with a 2-year historic release rate for water quantity. Parking lot detention for water quantity is allowed as long as it is not deeper than one foot. Please note, there are no storm sewer pipes in Lake Street. Response: Multiple detention ponds have been proposed to ensure that the overall runoff released from the proposed site is at the peak rate of the historic 2-year event. Comment Number: 5 Comment Originated: 12/04/2015 12/04/2015: 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-f orms-guidelines-regulations/stormwater-criteria) Extended detention is the usual method selected for water quality treatment; however the use of any of the Lake Street Appartments PDR – Comment Responses 2/16/2016 13 BMPs is encouraged. Response: Acknowledged Comment Number: 6 Comment Originated: 12/04/2015 12/04/2015: 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. Standard operating procedures (SOPs) for all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-im pact-development Response: Acknowledged Comment Number: 7 Comment Originated: 12/04/2015 12/04/2015: Per Colorado Revised Statute §37-92-602 (8) effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume based stormwater storage, including extended detention basins and bio-retention cells. Response: Acknowledged Comment Number: 8 Comment Originated: 12/04/2015 12/04/2015: 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-investmen t-development-fees 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. Response: Acknowledged Comment Number: 9 Comment Originated: 12/09/2015 12/09/2015: In the PDR meeting the design team asked about proving stormwater detention in a smaller, potentially “walled-in” configuration or including elements that are not really addressed in the Landscape Design Standards and Guidelines, like seat walls. The stormwater department is open to these ideas and will want to see your initial design ideas on paper in the early Lake Street Appartments PDR – Comment Responses 2/16/2016 14 part of the design process so that there is ample opportunity for our input or concerns if they arise. Maintenance access and aesthetics are the two main concerns with a “walled-in” configuration. Response: These ideas have been revised by using a combination of underground and open air detention facilities. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/08/2015 12/08/2015: A traffic impact study is needed and has already been scoped with the applicant's traffic engineer (in order to get counts done before the end of the semester). Response: Please see attached traffic study Comment Number: 2 Comment Originated: 12/08/2015 12/08/2015: We'll need to identify frontage improvements along Lake Response: Currently we are planning on replacing the existing curb and gutter and building a 8’ attached sidewalk Comment Number: 3 Comment Originated: 12/08/2015 12/08/2015: We'll need to ensure appropriate access spacing and sight distance for the access point. Response: Acknowledged Department: Water-Wastewater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/04/2015 12/04/2015: There is an existing 12-inch water main in Lake Street. There are two ¾-inch water services to this site, the westerly one services the building the other is just a stub (no water meter) for future use. Response: Acknowledged Comment Number: 2 Comment Originated: 12/04/2015 12/01/2015: If this project requires a larger water tap, then the existing water tap(s) must be abandoned at the main. Both existing taps must be used or abandoned at the main. Response: Acknowledged Comment Number: 3 Comment Originated: 12/04/2015 12/04/2015: There is an existing 10” sewer main in Lake Street with a sewer service to the existing building coming directly out of the nearest manhole in the street. This existing sewer service must be used or abandoned at the main. Response: Acknowledged Comment Number: 4 Comment Originated: 12/04/2015 Lake Street Appartments PDR – Comment Responses 2/16/2016 15 12/04/2015: The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards Response: Acknowledged Comment Number: 5 Comment Originated: 12/04/2015 12/04/2015: Development fees and water rights will be due at building permit. Response: Acknowledged Department: Zoning Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com Topic: Building Elevations Comment Number: 1 Comment Originated: 12/08/2015 LUC 3.5.1 (I) (6) All rooftop mechanical equipment shall be screened from public view from both above and below by integrating it into building and roof design to the maximum extent feasible Response: Acknowledged Topic: Landscape Plans Comment Number: 1 Comment Originated: 12/08/2015 12/08/2015: LUC 3.2.1 A landscape plan is required. Response: Acknowledged. Please see submitted plan. Topic: Lighting Plan Comment Number: 1 Comment Originated: 12/08/2015 12/08/2015: Light sources shall be concealed and fully shielded and shall feature sharp cut-off capability so as to minimize up-light, spill-light, glare and unnecessary diffusion on adjacent property. Response: Acknowledged Topic: Site Plan Comment Number: 1 Comment Originated: 12/08/2015 12/08/2015: Will this project be rent-by-the bedroom? If so, the parking requirement is .75 spaces per bedroom. If not, the parking requirement is based on bedrooms per unit. We will need a breakdown of bedrooms per unit to calculate the parking numbers. This property is in the TOD overlay so there are reduction options available. LUC section 3.2.2(K) Response: Acknowledged. Please see cover sheet with land use breakdowns Comment Number: 2 Comment Originated: 12/08/2015 You are required to provide 1 bicycle parking space per bedroom. 60% of these spaces will need to be enclosed. Response: Acknowledged. Please see site plan for bike parking locations Lake Street Appartments PDR – Comment Responses 2/16/2016 16 Comment Number: 3 Comment Originated: 12/08/2015 LUC 3.2.2(K)(5) Handicap parking spaces are required in numbers per this section. If you have 200 parking spaces you’ll need to provide 6 handicap spaces. One of these spaces needs to be a van accessible handicap space. Response: Acknowledged. Please see site plan. Comment Number: 4 Comment Originated: 12/08/2015 12/08/2015: LUC 3.2.5 All development shall provide adequately sized conveniently located, accessible trash and recycling enclosures. How will the trash companies access the trash and recycling bins without disrupting traffic? Be sure that there are a sufficient number of properly sized containers for recycling. For further information on proper sizing of recycling containers, please contact Caroline Mitchell, Environmental Planner, 221-6288. (Note that it is illegal to discard cardboard into the waste stream.) Response: Acknowledged. Trash is shown within the building on the site plan.