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HomeMy WebLinkAboutLIVING OAKS - PDP - PDP170009 - CORRESPONDENCE - REVISIONSCommunity 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 22, 2017 722 W MOUNTAIN AVE Fort Collins, CO 805212506 RE: Living Oaks, PDP170009, 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, Clay Frickey, at 970-224-6045 or cfrickey@fcgov.com. Round 2/3.29.2017 Responses in RED Comment Summary: Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/15/2017 03/15/2017: A response to the variance request dated February 17, 2017 to reduce the width of the driveway was sent on March 6th. Engineering has denied the request based on the items listed in the letter. Please modify the site plan to accommodate a larger driveway. Also, as proposed the gate would need to be set back so that a vehicle has adequate room to idle outside of the public right of way while the gate is opening. The variance for the width at 18’ and the proposed gate on the ROW line have been resubmitted. The project plan has changed to call the flex spaces single car garages. Comment Number: 2 Comment Originated: 03/15/2017 03/15/2017: The sanitary sewer service and the storm service connecting to the inlet is not allowed in the public ROW as shown. These services will need to be in a Utility Easement. Based on the variance request dated 10/19/2016 to remove the required 9' utility easements behind the ROW, it was indicated that pocket easements would be provided behind the ROW if necessary. Please work with Engineering and Water Utilities to determine an alternative design for this issue. There is a major encroachment option, but there is an application (and fee) for this revocable permit and it doesn't guarantee approval. All options must be explored and exhausted before an major encroachment is considered. The storm pipe has been realigned per discussions with engineering and an encroachment permit will be requested. The sanitary has been replaced with a main and service configuration (which would not require an encroachment permit). Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 03/13/2017 03/13/2017: Update the songbird nesting note on landscape plans to: "NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY.” Acknowledged and corrected on plans. Comment Number: 2 Comment Originated: 03/13/2017 03/13/2017: Thank you for adding Water Quality Planter. What will the "Bio-Mix 12 inch Min" consist of? Please provide specs by Final Plan. Planters have been eliminated since they were not necessary for water treatment. Comment Number: 3 Comment Originated: 03/13/2017 03/13/2017: Vine fence is a great idea and nice, unique amenity. Please change plant choice, however, as English Ivy (Europe native) is invasive in many States. There are other vine choices better suited for the Front Range climate and that are native to North America (versus Europe or Asia). For example: "Kintzley's Ghost honeysuckle" Lonicera reticulata; "Passion flower" Passiflora incarnata; "Coral honeysuckle" Lonicera sempervirens; "American bittersweet" Celastrus scandens; "Common hop" Humulus lupulus. Many native pollinators do not have the enzymes necessary to digest non-native plant parts. Thank you for this comment. We have replaced with native variety. Topic: Lighting Plan Comment Number: 4 Comment Originated: 03/13/2017 03/13/2017: What will the lighting for the proposed project be like? Especially for LED light fixtures, cooler color (blue) temperatures are harsher at night and cause more disruption to circadian (biological) rhythms for both humans and wildlife. Warmer color temperature (warm white, 3000K or less) for any LED light fixtures in addition to fixtures with dimming capabilities are preferred. Site light sources shall be fully shielded and down-directional to minimize up-light, light spillage and glare [see LUC 3.2.4(D)(3)]. Acknowledged. All site lighting will be 3000K or less with some dimmable. Light sources are fully shielded to comply with Night Sky objectives. See Lighting Plan and cut sheets. Several departments within the City of Fort Collins have been working together to address this issue; they are referred to as the City’s Night Sky team. Results of the team’s work can currently be viewed on the City’s Public Records website in Resolution 2016-074, a summary of City of Fort Collins City Council Intent and General Policy Regarding Night Sky Objectives. For further information regarding health effects please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ The storm pipe has been realigned per discussions with engineering and an encroachment permit will be requested. The sanitary has been replaced with a main and service configuration (which would not require an encroachment permit). Comment Number: 5 Comment Originated: 03/13/2017 03/13/2017: By final plan please have more details for outdoor lighting fixtures to be ordered and installed including catalog cut sheets. Acknowledged. Department: Forestry Contact: Molly Roche, , mroche@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 03/17/2017 03/17/2017: Please provide for two upsized mitigation trees to meet the requirement. Canopy shade trees: 3” Ornamental: 2.5” Evergreen trees: 8’ height Acknowledged and noted on plan. Comment Number: 2 Comment Originated: 03/17/2017 03/17/2017: Show irrigated turf in the parkway on Mathews and Oak Street. Also, clearly show the location of the sidewalk along Mathews and Oak as well as the parkway. Acknowledged and noted on plan. Comment Number: 3 Comment Originated: 03/17/2017 03/17/2017: Forestry suggests the applicant to consider a new cultivar of oak to be planted where the Fastigiate English Oak are currently proposed. This new oak is the cultivar ‘Skinny Genes’, which is a White Oak x English Oak hybrid with a very narrow crown spread. Is it feasible that this cultivar of oak could also be sited along Oak Street? A smaller spread evergreen has been selected. See plans. Department: Historic Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com Topic: General ALL HISTORIC PRESERVATION RESPONSES INCLUDED IN SEPARATE DOCUMENT to be submitted for LPC hearing April 19, 2017 Comment Number: 1 Comment Originated: 03/14/2017 03/14/2017: Land Use Code (LUC) Section 3.4.7, Historic and Cultural Resources contains the applicable standards for new buildings, where designated or eligible historic landmarks or historic districts are part of the development site or surrounding neighborhood context. At its March 15, 2017 preliminary review of the project, the Landmark Preservation Commission will discuss the appropriate area of adjacency upon which compliance with this section of the code will be based. Acknowledged Comment Number: 2 Comment Originated: 03/14/2017 03/14/2017: LUC 3.4.7(F)(1) requires that "To the maximum extent feasible, the height, setback and width of new structures shall be similar to: (a) those of existing historic structures on any block face on which the new structure is located and on any portion of a block face across a local or collector street from the block face on which the new structure is located…. Notwithstanding the foregoing, this requirement shall not apply if, in the judgment of the decision maker, such historic structures would not be negatively impacted with respect to their historic exterior integrity and significance by reason of the new structure being constructed at a dissimilar height, setback and width. Where building setbacks cannot be maintained, elements such as walls, columns, hedges or other screens shall be used to define the edge of the site and maintain alignment. Taller structures or portions of structures shall be located interior to the site.” The applicants have identified the following areas that address 3.4.7(F)(1). The proposed setback pattern on the west side of Mathews Street between Oak Street and Olive Street would reflect two corner anchors with zero lotlines that frame the streetscape of the block with 16-feet setbacks in the middle, creating a larger siteline pattern that would carry through to the north upon the construction of the new MAVD building approved at 221 Mountain Avenue. The height and width of the three-story building is generally consistent with the range of buildings in the area of adjacency, which consist of one-story, two-story, and three-story buildings that are from 38 feet to 83 feet wide. The applicant suggests that the PV panels should be difficult to see from a pedestrian viewpoint facing the building’s façade on Oak Street. Generally speaking, the height, setback, and width of the proposed new building seem to avoid negatively impacting the exterior integrity and significance of individually designated and eligible buildings along Oak Street and Mathews Street based on scale, in part because those buildings are not immediately abutting the proposed new construction. Acknowledged Comment Number: 3 Comment Originated: 03/14/2017 03/14/2017: “(2) New structures shall be designed to be in character with such existing historic structures. Horizontal elements, such as cornices, windows, moldings and sign bands, shall be aligned with those of such existing historic structures to strengthen the visual ties among buildings. Window patterns of such existing structures (size, height, number) shall be repeated in new construction, and the pattern of the primary building entrance facing the street shall be maintained to the maximum extent feasible.” Staff feels that the Old Town commercial building typology is not specifically called for at this site because it lacks immediate proximity to similar buildings and also does not reflect a predominant historic pattern in the area of adjacency. The applicant has chosen the typology based on the logic that the more immediate surroundings lack a clear pattern of character and typology, i.e. the proposed historic area of adjacency is a varying mix of types and styles. Additionally, the building would sit in a transition area between the Downtown District and the Neighborhood Conservation - Medium Density (NCM) District, so the applicant has an interesting design challenge regarding this section of the code. Acknowledged Comment Number: 4 Comment Originated: 03/14/2017 03/14/2017: “(3) The dominant building material of such existing historic structures adjacent to or in the immediate vicinity of the proposed structure shall be used as the primary material for new construction. Variety in materials can be appropriate, but shall maintain the existing distribution of materials in the same block.” Staff feels that the dominant building material choice of terracotta panels is a sensitive modern construction material that would visually harmonize with the existing, varying pattern of brick and stone masonry in the area of adjacency. However, the panels will differ from the appearance of the traditional building materials in the area based on the modular installation, the larger-format size of the panels, the pattern of installation and the lack of mortar-replaced by suspension on a frame. The overall effect of building style, material choice, and construction methodology is thus indirectly referential and one of contrast and differentiation, representing a modern addition to an area of adjacency that ranges in age from the 1880s to the 1930s. Acknowledged Comment Number: 5 Comment Originated: 03/14/2017 03/14/2017: “(4) Visual and pedestrian connections between the site and neighborhood focal points, such as a park, school or church, shall be preserved and enhanced, to the maximum extent feasible.” The general visual and pedestrian connections between the site and the park and Carnegie Library building are not a current concern for historic preservation staff. Acknowledged Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/15/2017 03/15/2017: Light and Power has electric facilities along the south side of Oak St that can be utilized to provide power to the site. Modifications may be needed, Light and Power may have to intercept exiting primary lines and cut in a vault along the Oak St frontage. Is 3phase or single phase power anticipated? Single power is anticipated and new underground vault is shown on Utility Plan. Comment Number: 2 Comment Originated: 03/15/2017 03/15/2017: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me or visit the following website for an estimate of charges and fees: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees Acknowledged. Comment Number: 3 Comment Originated: 03/15/2017 03/15/2017: A commercial service information form (C-1 form) and a one line diagram for the commercial meter will need to be completed and submitted to Light & Power Engineering. A link to the C-1 form is below: The C1 form will be submitted with the permit drawings when all electrical loads are finalized. http://www.fcgov.com/utilities/business/builders-and-developers/development- forms-guidelines-regulations Noted. Comment Number: 4 Comment Originated: 03/15/2017 03/15/2017: Transformer location will need to be coordinated with Light & Power. Typically, transformers are placed on the property. Transformer must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. Meeting was held with Light and Power to coordinate the transformer location. All requirements will be met. Comment Number: 5 Comment Originated: 03/15/2017 03/15/2017: Electric meter locations will need to be coordinated with Light and Power Engineering. Please show meter location on the utility plan and site plan. Each residential unit will need to be individually metered. If you wish to gang the meters on one side of the building please place on the opposite side of the gas meters. The owner is responsible to provide and maintain the electrical service from the transformer to the meter bank. Acknowledged and noted on plans; no gas meter will be on site. Comment Number: 6 Comment Originated: 03/15/2017 03/15/2017: Please contact Tyler Siegmund at Light & Power Engineering if you have any questions at 970.416.2772. Please reference our policies, construction practices, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers Thank you. Department: Outside Agencies Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/16/2017 03/16/2017: Comment from Comcast - Comcast needs a 5' utility easement on the west side of the building and along the south side of the property. Current Comcast facility is in the alley. Acknowledged and noted on plan. A five foot easement along the west property line is noted. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 03/11/2017 03/11/2017: UST STORAGE TANKS The removal of Underground Storage Tanks (UST) require a separate plan review and permit from the Poudre Fire Authority. Please contact Assistant Fire Marshal, Ron Gonzalez at 970-416-2864 with any questions. Acknowledged. Comment Number: 2 Comment Originated: 03/11/2017 03/11/2017: GROUP R SPRINKLER SYSTEMS - LOCAL AMENDMENT This Multi-Family building may be allowed to install an NFPA 13-R sprinkler system with approval of the Building Department. Code language provided below. A variance has been granted from the City of Fort Collins Building department (Russ Havland) on 3.27.2017 to allow NFPA 13-R. Attached letter. > IFC 903.3.1.2: New multi-family buildings shall be provided with NFPA13 (full protection) fire suppression systems. Exception 1: M-F units with six (6) or fewer dwelling units per building will be allowed to install 13-R fire suppression systems provided the units are separated by one-hour construction (walls & floors). Comment Number: 3 Comment Originated: 03/11/2017 03/11/2017: 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. Acknowledged. Comment Number: 4 Comment Originated: 03/11/2017 03/11/2017: KEY BOXES REQUIRED > IFC 506.1 and Poudre Fire Authority Bureau Policy 88-20: Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in an approved, exterior location (or locations) on every new or existing building equipped with a required fire sprinkler or fire alarm system. The box shall be positioned 3 to 7 feet above finished floor and within 10 feet of the front door, or closest door to the fire alarm panel. Exception can be made by the PFA if it is more logical to have the box located somewhere else on the structure. Knox Box size and location(s) to be determined by time of final CO. Acknowledged and noted on plan. Comment Number: 5 Comment Originated: 03/11/2017 03/11/2017: PERIMETER ACCESS Fire access is required to within 150' of all exterior portions of any building as measured by an approved route around the perimeter. This requirement has been met provided that perimeter fencing allows for quick access. A plan to allow fire access through the steel, perimeter fence is required. One option is to provide gate keys inside the required Knox Box. Acknowledged. Comment Number: 6 Comment Originated: 03/11/2017 03/11/2017: SPV SYSTEMS Multi-Family products are considered commercial use occupancies. Commercial rooftop solar arrays require a separate plan review and permit from the Poudre Fire Authority. Refer to IFC 605.11.1 through 605.11.3 for Marking, DC Location, Access and Pathway details. Acknowledged and noted on plan. Department: Planning Services Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com Topic: Building Elevations Comment Number: 4 Comment Originated: 03/10/2017 03/10/2017: Where are the front doors? The elevations do not show a clearly defined front entrance. Please provide more detail on this element of the building. See site plan for recessed entry locations. Comment Number: 5 Comment Originated: 03/10/2017 03/10/2017: In looking at Terreal's terracotta panels, it looks like there are multiple textures available. Which texture are you proposing to use on the building? We are proposing two textures. Field will be smooth, and accent areas will be textured with a groove pattern. Comment Number: 6 Comment Originated: 03/10/2017 03/10/2017: On a more general level, the building reads more like a commercial building than a residential building. Staff is concerned about the scale of elements of the building and how this makes the building appear commercial (fenestration, store front appearance along Oak, large sliding doors on the south side). Staff would like to meet to iron out these details after your work session with Landmark Preservation Commission. LPC will likely give you more specific direction on how the building can better fit in with the context of the neighborhood. Based on this direction, staff would like to work with you on how to best integrate this feedback into the building design. Acknowledged. Changes have been made to make the Oak Street elevation less commercial and more residential. Topic: General Comment Number: 7 Comment Originated: 03/13/2017 03/13/2017: Thank you for your modification requests. I did not see a modification request to the parking standard. While you did get a parking modification from P&Z for the previous iteration of your project, you will need to re-apply for the parking modification now that your building program has changed. Acknowledged. Included in modification narrative. Topic: Site Plan Comment Number: 1 Comment Originated: 03/10/2017 03/10/2017: Clarify the amount of parking you will be providing in the parking table. You should include the parking spaces you are proposing to provide off-site in addition to the shared vehicle for the site. Acknowledged. Parking table updated. Shared vehicle has been removed. Comment Number: 2 Comment Originated: 03/10/2017 03/10/2017: The summary of the building floor area should also include the floor area requirements of the NCB zone district. As part of this table, please include the following: Lot size Overall building floor area Overall floor area ratio Building floor area in the rear half of the lot (from Oak St.) Maximum floor area allowed in rear half of the lot per NCB standards (33% of rear half) Acknowledged and noted on plan. Comment Number: 3 Comment Originated: 03/10/2017 03/10/2017: The line work makes it difficult to tell how far back the building is set from the right-of-way. Please more clearly delineate the sidewalk, property boundary, and building envelope on the site plan. Acknowledged and noted on plan. Department: Stormwater Engineering Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com Topic: General Comment Number: 2 Comment Originated: 03/14/2017 03/14/2017: Are there any offsite flows that need to be accounted for? There are some small off site flows that may enter the site – these are now accounted for in the paver system. Please see revised letter. Comment Number: 3 Comment Originated: 03/14/2017 03/14/2017: Please see redlined utility plans and drainage report (provided in pdf format). Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 03/06/2017 03/06/2017: No Comment from Erosion Control. Based upon the submitted materials it has been determined that this site; disturbs less than 10,000 sq. ft., is not in a sensitive area, and is not in a larger development under construction. Therefore, no submittal of erosion control material is needed at this time. However, the site still must be swept and maintained to prevent dirt, saw cuttings, concrete wash, trash & debris, landscape materials and other pollutants from entering the storm sewer at all times or erosion and sediment control measures will be required of the site. If you need; clarification concerning the erosion control section, or if at any time the site does in fact disturb greater than 10,000 sq. ft., or if there are any questions, please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com Acknowledged. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 3 Comment Originated: 03/17/2017 03/17/2017: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Acknowledged and noted on plan. Comment Number: 4 Comment Originated: 03/17/2017 03/17/2017: There are line over text issues. See redlines. Acknowledged and noted on plan. Topic: Construction Drawings Comment Number: 5 Comment Originated: 03/17/2017 03/17/2017: Please revise the sub-title as marked. See redlines. Acknowledged and noted on plan. Comment Number: 6 Comment Originated: 03/17/2017 03/17/2017: The City has moved to the NAVD88 vertical datum, and as of January 1, 2015, all projects are required to be on NAVD88 datum. Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED = NAVD88 - X.XX’. Acknowledged. Topic: Landscape Plans Comment Number: 2 Comment Originated: 03/17/2017 03/17/2017: Please remove "Conceptual Review" from the title on sheet LP501. See redlines. Acknowledged and noted on plan. Topic: Site Plan Comment Number: 1 Comment Originated: 03/17/2017 03/17/2017: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Acknowledged and noted on plan. Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/14/2017 03/14/2017: Please revise driveway depth to better define parking and backing movements. Acknowledged. Comment Number: 2 Comment Originated: 03/14/2017 03/14/2017: Please provide signing and striping plans including the additional on street parking with the final submittal. This will be provided with the FCP submittal. General dimensions have been shown on the PDP plans. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/07/2017 03/07/2017: Irrigation plans are required no later than at the time of building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to Eric Olson, at 221-6704 or eolson@fcgov.com Acknowledged. Department: Water-Wastewater Engineering Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/14/2017 03/14/2017: Please note that the 8" water main in Mathews exists up to the valve shown in the plans. 4" main exists north of this valve (8" south). There is not ability to tap the 8" further north without extending the 8" main. Understood – we are tapping the water service on the south side of the valve. Comment Number: 2 Comment Originated: 03/14/2017 03/14/2017: The existing sanitary service will need to be located and abandoned at the main. This note has been added to the plans. Comment Number: 3 Comment Originated: 03/14/2017 03/14/2017: The proposed sanitary service location is not currently acceptable. Please coordinate with Engineering and Water Utilities to determine an acceptable alignment. Water Utilities will need to have the service either located within an easement or worked out with Engineering to allow the service to run along Oak to the existing main. A new sewer main is now proposed (coordinated with engineering). Comment Number: 4 Comment Originated: 03/14/2017 03/14/2017: Please see redlines. All redline comments have been addressed. Department: Zoning Contact: Ryan Boehle, 970-416-2401, rboehle@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/14/2017 03/14/2017: How will the trash removal be handled. It is unclear where the trash enclosure will be located, and also define the trash enclosure area on the site plan. Trash locations located on site plan on west side of lot. Permission from Gallegos to pick up on Oak Street. Comment Number: 2 Comment Originated: 03/14/2017 03/14/2017: Please provide the total number of bicycle parking spaces provided. Acknowledged and noted: one bike rack per unit with 3 bike capacity/rack.