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HomeMy WebLinkAboutLIVING OAKS - FDP - FDP170020 - SUBMITTAL DOCUMENTS - ROUND 1 - 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 April 18, 2017 722 W MOUNTAIN AVE Fort Collins, CO 805212506 RE: Living Oaks, PDP170009, 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, Clay Frickey, at 970-224-6045 or cfrickey@fcgov.com. RESPONSES IN RED 7.17.2017 Comment Summary: Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com Topic: General Comment Number: 3 Comment Originated: 04/12/2017 04/12/2017: Engineering is in the process of formalizing a response to the variance requests to allow for a zero setback for the gate and a reduced driveway width. To summarize, Engineering is okay with the reduced width of the driveway and a zero setback of the gate with the conditions that every unit within this project has a garage space. The Final Development Plan Documents (Elevations, Site/Landscape Plans) should clearly depict the lower levels as garages and should be labeled accordingly. The sliding doors should be modified to show actual garage doors. A turning exhibit will also be needed to show that the turning movements for each unit are feasible for a standard sized vehicle. An exhibit with sight triangles may also be required. In the case that this Development doesn't want garage doors or all units will not have garage doors, Engineering would be in support of the option to remove the driveway completely and keep the fence along the ROW. A pedestrian gate could be added her in lieu of the proposed vehicular gate. Comments resolved and addressed in variance 2c dated June 22, 2017 which states: “The variance request to reduce the driveway width on Mathews Street from 24' to 12' is approved provided that the fence and gate has a solid bottom portion no greater than 30" from grade and vertical pickets at a minimum of 7" on center. Any plantings and the shared electric vehicle shall meet sight distance requirements in areas shown on the sight distance exhibit provided with the variance request.” Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General Comment Number: 6 Comment Originated: 04/10/2017 04/10/2017: Thank you for requested updates to landscape and lighting plans and for paying special attention to details including labeling street light replacements as Night Sky Compliant LED and providing manufacture cut sheets. By final plan please include a luminaire schedule (an example can be provided) on Lighting Plan so that it is clear which specific Kelvin/CCT shall be ordered for each fixture. Noted and included on lighting plan L104. Department: Forestry Contact: Molly Roche, , mroche@fcgov.com Topic: Landscape Plans Comment Number: 2 Comment Originated: 03/17/2017 Continued: 4/13/17: It appears as though the text “Irrigate Turf – Low Water Usage” is cut off from the plans. Please be sure this is clearly and accurately labeled on both the Mathews and Oak Street parkways. Noted and included on site and landscape plans. 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. Department: Historic Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com Topic: General 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. 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. 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. 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. 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. Comments 1-5 acknowledged incorporated into design. The project was given a recommendation by LPC on 4.19.2017 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? 240/120V, Single phase power is requested. 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: Acknowledged. http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees 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: A one-line diagram and C-1 form will submitted with building permit drawings. http://www.fcgov.com/utilities/business/builders-and-developers/development- forms-guidelines-regulations 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. Noted and included on Utility Plan, C3.0 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 shown on utility plan and site plan. 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 Acknowledged 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. West side is easement of 5’ x 50’ is provided and noted on Utility Plan, C3.0 Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 7 Comment Originated: 04/11/2017 04/11/2017: KEY BOX A Knox Box is required to be mounted on the building in support of the R-13 sprinkler system. A key to the man-gate may be housed in the main Knox Box. A separate Knox Box, as currently indicated on the Site Plan, is not necessary at the gate. Knox Box location may be determined at time of building inspection. Acknowledged and noted on Site Plan, LS 100 Department: Planning Services Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com Topic: General Comment Number: 8 Comment Originated: 04/05/2017 04/05/2017: Your modification request to the parking standard does not include the four parking spaces you are now providing on-site. This is important information for the hearing officer to consider and should be included in your modification request. Please revise the modification request to include the on-site parking as part of the narrative. Revised in Hearing Officer packet. No parking is provided on site. Topic: Site Plan Comment Number: 1 Comment Originated: 03/10/2017 04/05/2017: Thank you for providing a parking table. On-street parking spaces should not be factored in to the parking serving the development since those spaces are available to the general public. Please remove the on-street parking spaces from the parking table. Removed. 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. Noted. Comment Number: 3 Comment Originated: 03/10/2017 04/05/2017: The line work has improved, but the property line is still a little difficult to discern. Please make this line a heavier weight and indicate the corners of the property line with large dots. Revised. 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. Revised. Department: Stormwater Engineering Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com Topic: General Comment Number: 3 Comment Originated: 03/14/2017 04/11/2017: Please see updated redlines (pdf). Corrections made. 03/14/2017: Please see redlined utility plans and drainage report (provided in pdf format). Comment Number: 4 Comment Originated: 04/11/2017 04/11/2017: It appears there is less than 1' of freeboard provided (currently ~0.8' is seen). Can you please provide 1' of freeboard at the driveway spill east? Corrections made. 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 ok Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 6 Comment Originated: 03/17/2017 04/17/2017: Please add the missing note. 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¿. Revised. Topic: Site Plan Comment Number: 1 Comment Originated: 03/17/2017 04/17/2017: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Revised. 03/17/2017: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Revised. 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. Revised and addressed in variance 2.c 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. Noted and included in plan. 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: 4 Comment Originated: 03/14/2017 04/11/2017: Please see updated redlines (pdf). 03/14/2017: Please see redlines. Comment Number: 5 Comment Originated: 04/11/2017 04/11/2017: For final plan submittal, please add a note to the Landscape Plan regarding landscape separation requirements. No trees shall be planted with 10’ of water and sewer mains or within 6’ of service lines. No shrubs shall be planted within 4’ of water and sewer mains or service lines. Please be sure to show all water, sanitary sewer, and storm sewer on the landscape plans and review that separation requirements are being met (it appears the proposed tree along Matthews does not meet this requirement currently). Revised and noted on plan.