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HomeMy WebLinkAboutAPEX HAVEN APARTMENTS - PDP190017 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTS1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview April 03, 2020 Shelley La Mastra Russell + Mills Studios 506 S College Ave Unit A Fort Collins, CO 80524 RE: Apex - Haven Apartments, PDP190017, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Apex - Haven Apartments. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras via phone at 970-416-2744 or via email at bbethuremharras@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com Topic: General Comment Number: 1 03/30/2020: INFORMATION: I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! RMS Response: Noted, thank you. Comment Number: 2 3/30/2020: INFORMATION: As part of your resubmittal you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as 2 all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable. Please avoid using acknowledged, noted, or other non-descriptive replies. RMS Response: Noted, thank you. Comment Number: 3 11/19/2019: INFORMATION ONLY: When you are ready to re-submit, please let me know. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. RMS Response: Noted, thank you, we will contact you when submitting and load documents to Drobox. Comment Number: 4 03/30/2020: INFORMATION ONLY: The proposed project would process as a Type 2 Project Development Plan. The decision maker for Type 2 is the Planning and Zoning Board. "FOR HEARING" comments will need to be addressed and resolved prior to moving forward with scheduling the hearing. Staff would need to be in agreement the project is ready for hearing approximately 3-5 weeks prior to the hearing. There are key material due dates in order to be scheduled on the Planning and Zoning Board Agenda. RMS Response: Noted, thank you. Department: Planning Services Contact: Pete Wray, 970-221-6754, pwray@fcgov.com Topic: General Comment Number: 6 03/30/2020: BY HEARING: SITE PLAN SUMMARY TABLE- - Cover page summary tables: identify three new buildings and existing apex building for showing number of 1-bed units, amount of parking on apex side and haven side of plan. RMS Response: As discussed during staff review please refer to sheet LS001. Proposed new units on the Haven side are listed in the left column and existing units are listed in the center column for Apex. All studio, 1-bedroom, 2-bedroom units and 3- bedroom units are listed for each building on the site. In the middle column the total combined units and bedrooms are listed as well. Comment Number: 7 03/30/2020: BY HEARING: LIGHTING- - per updated lighting standards (2019), please include and update existing Apex fixtures to comply. These existing fixtures will need to be replaced to bring them into compliance. RMS Response: Please refer to sheet LI101 where labels call out that existing fixtures on the Apex side are 3,000K and full cut-off and meet all current codes. As discussed during staff review footcandle measurements have been shown on APEX side for reference. Comment Number: 8 3 03/30/2020: BY HEARING: TRASH & RECYCLING- - Please identify on site plan and turning movement sheet how trash hauler truck can access new enclosure and turn around. RMS Response: As discussed during staff review, please refer to project narrative. Front load trash trucks will pull in from the Apex parking lot along the drive (easement has been replatted for public access as well) front load/empty the bins and back out, no turning will be required for the trucks. Department: Historic Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com Topic: General Comment Number: 1 03/31/2020: INFORMATION: The Landmark Preservation Commission provided a recommendation for approval for this project on February 19, 2020. Any significant changes to the building elevations or site plan that would alter the project's compliance with section 3.4.7 of the land use code would prompt a follow up staff review and, if significant enough, a return to the LPC for additional review and comment prior to project approval. RMS Response: Noted, no changes are being proposed from what was presented. Department: Engineering Development Review Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com Topic: General Comment Number: 10 03/30/2020: FOR FINAL PLAN: Please add "Environmental Planner" to the City utility plan signature blocks. United Civil Response: The signature block has been revised. Comment Number: 11 03/30/2020: FOR FINAL PLAN: Note #3 on sheet C1.00 looks like it applies to a different project. Please verify and correct or update as necessary. United Civil Response: The note has been corrected. Comment Number: 12 03/30/2020: FOR FINAL PLAN: It may be okay, but please make sure to verify that the proposed signage in the splitter island at Prospect are out of the vehicle path. United Civil Response: Noted, this will be confirmed with the final plans. Comment Number: 13 03/30/2020: FOR FINAL PLAN: I like the way you have configured the sidewalk connection to the east. One thing to consider would be to see if you could add a grated cover or plate to the drainage outfall curbing to ensure that it isn't a hazard for pedestrians or bicycle riders due to the transition from attached to detached. 4 United Civil Response: Noted, a grate has been added to the outfall. Comment Number: 14 03/30/2020: FOR HEARING: Please make sure that all improvements are shown on the utility plans. It looks like there are some items that appear on the site plans that aren't called out or really shown on the utility plans (such as the sidewalk wall on the east side of at least one building). United Civil Response: Noted, it appears that the utility plans provide improvements in coordination with the site plan with the omission of objects such as outdoor furniture. Additional call-outs have been included to the utility plans for other site features (i.e. sidewalk walls and seatwalls). Comment Number: 15 03/30/2020: FOR HEARING: Does the 3.5 foot walk along the north side of the site meet ADA standards? Please verify and adjust if necessary. RMS Response: This walk is not intended to be used as an ADA path to the units as there are stairs into the breezeway being proposed. ADA path would be along the south side of the building face for these units. Comment Number: 16 03/30/2020: FOR HEARING: On some plans it is difficult to tell what some surface types are. Especially near the north central portion of the site where you are proposing to fill in the existing center "median" are of the connection to Lake St. Also, what is the reason for making that entire surface concrete and not matching what is already there? United Civil Response: Additional proposed surface types are included in the Utility Plans and within the legends. The infill of the median is per PFA request to provide for adequate turning and staging in this area. Comment Number: 17 03/30/2020: FOR HEARING: I can't tell exactly if all of the proposed drainage infrastructure/improvements are located within drainage easements. Please work with the City stormwater reviewer to make sure that everything that should be in an easement is. United Civil Response: All drainage improvements required to be within drainage easements have been coordinated with the Stormwater department and are shown on the Utility Plans and Plat. Comment Number: 18 03/30/2020: FOR FINAL PLAN: Please add additional information for the proposed splitter island at the Prospect Rd. access as well as the sidewalk connection (see redlines). Just some additional flow arrows would be fine for PDP, with additional spot elevations provided during FDP review. United Civil Response: Noted, these items will be added with the final plans. Comment Number: 19 03/30/2020: FOR HEARING: I believe that anywhere you are having service vehicles access the site, should have an access easement. Please add that to proposed emergency access easements on the plat where necessary. RMS Response: Trash vehicles are within an emergency and public access easement 5 which has been adjusted from the previous plat to include their service area, as requested plat has been updated for the Haven Parking lot side. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 03/31/2020: FOR INFORMATON - UPDATED: The additional memo that reflects the relocated/shared driveway access has been received and reviewed. The conclusions are accepted. 11/19/2019: FOR INFORMATION: The submitted traffic impact study memo has been received and reviewed. The conclusions are accepted. RMS Response: Noted, thank you. Comment Number: 2 03/31/2020: FOR HEARING - UPDATED: Comment response noted that no interconnectivity will be made, and requires an open parking space for vehicles to be able to turn around. This remains an area of concern, and staff believes that functionality of the parking lot will be a challenge. Even the delivery truck turning templates provided shows the truck needing to mount the sidewalk to turn. It appears the most northern HC parking space will also have trouble getting out. It continues to be staff's recommendation that a small turnaround (or hammerhead) be designed into the project. RMS Response: As discussed during staff review the east parking lot has been adjusted in order to respond to staff concerns in the following ways:  All “visitor/open/undesignated” spaces have been removed from east lot  All spaces for residents in east lot are by permit only – total of (5)  An additional space has been added for delivery/ride share vehicles, total of (2)  A 9’ wide pull in/back out (3-point turn) area has been striped and signed, with separating line for ADA space to provide for vehicles to pull in/back out if lot is full and they accidentally pull in.  Parking lot will have painted area directing vehicles to 3-point turn around area.  Parking lot pavement has been pulled to the north in order to allow for further back out area of delivery vehicles.  Cross property access for delivery, emergency and ride share vehicles has been created. Separate areas for pedestrian and vehicles defined with colored/scored pavement pattern as well as safety signage. 11/19/2019: FOR HEARING: The comment from the concept review regarding the ability for vehicles to turn around is noted again. The preference would be to create inter-connectivity with the property to the west. Or at a very minimum some type of pick-up/drop off area, turnaround or hammerhead is important for functionality. Especially for student housing complexes, we see a lot of food delivery, UBER use etc. that don't intend to park, and just come and go. RMS Response: Please see above response. Comment Number: 3 03/31/2020: FOR FINAL PLAN - UPDATED: 6 The signing and striping will need to include the end of sidewalk barricade, and improved striping for the pedestrian crossing of the driveway at Prospect. United Civil Response: Noted, additional signing and striping will be added to the final plans. A barricade has been included with the PDP plans. 11/19/2019: FOR FINAL PLAN: We'll need a signing and striping plan (or it can be included in the utility plans). United Civil Response: Noted, additional signing and striping will be added to the final plans. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 5 03/16/2020: FOR HEARING: FIRE APPARATUS ACCESS - PERIMETER REQUIREMENTS Fire access is required to within 150 feet of all exterior portions of any building as measured by an approved route around the perimeter. As with the previous submittal, perimeter access falls approximately 100 feet short of meeting minimum standards; however, as the building will be equipped throughout with a full NFPA 13 fire sprinkler system, the condition is considered acceptable and no other action need be taken. APPARATUS ACCESS - AERIAL REQUIREMENTS Structures exceeding 30 feet in height are required to meet aerial apparatus access standards as per IFC D105. While aerial access has been achieved at portions of the site, the intent of the code to enable rescue operations and fire ground roof operations along at least one entire side of a building has not been successfully achieved with the redesign of the site. In order to proceed with this update proposal, the project will need to achieve code intent via alternative methods. Possibilities may include increased fire separation ratings. Please contact PFA to discuss. ALM2s Response: Further clarification on the resubmitted ladder access exhibit and further dimensions to the building elevations have been submitted to illustrate the areas on west, south and east building elevations of the west wing and the west, south and east building elevations of the east wing have roof eaves that are less than 30’ in height and thus should not require the aerial apparatus access standards per IFC D105. In addition, there are three other areas on the north and east building elevations that also have roof eaves less than 30’ in height. Comment Number: 6 03/16/2020: FOR HEARING: TURNING EXHIBIT - The exhibit provided is utillzing a S-Bus-40 template rather than PFA ladder truck specifications. Please revise and resubmit using the appropriate vehicle template - uploaded to redlines. United Civil Response: Per information provided by PFA, an aerial truck is no longer required for the site; however, the turning exhibits have been revised utilizing an aerial truck per PFA’s direction. Comment Number: 7 7 03/16/2020: FOR HEARING: RESIDENTIAL FIRE SPRINKLER SYSTEMS - Building 1 will require a full NFPA13 fire sprinkler system. Buildings 2 & 3 will also require fire sprinkler systems. As commercial R-2 occupancies, local code allows both buildings (less than 6 units) to be equipped with NFPA 13R systems with 1-hour fire separation; unless substitution with a 13-D or P2904 system is pre-approved by the building department. 13-R systems will require a separate fire line to the building. 13-D or P2904 systems may be incorporated into the domestic water line; however, upsizing the line from 3/4 inch to 1 inch may be necessary as hydraulic calculations detemine. I'm seeing a 3/4 inch line to Building 3 but no water line to Building 2 on the Utility Plan. Please contact the building department with questions and revise Utility Plans accordingly. ALM2s Response: Building 1 will have a NFPA 13 fire sprinkler system. Buildings 2 and 3 are both considered duplexes and thus considered under the International Residential Code (2018 IRC) which allow for a NFPA 13D or P2904 fire sprinkler systems. Comment Number: 8 03/16/2020: FOR FINAL PLAN: REMOVABLE BOLLARD - Utility Plan (pg. C2.00): While not typically allowed, any proposal to install removable bollards in a dedicated fire lane shall be submitted for review by the marshal will review on a case-by-case basis. Bollard install requirements, function, and any relevant details shall be provided prior to Final Development Plan approval. RMS Response: Please refer to sheet LS501, detail H for what is proposed. We will continue to work with PFA on type preferred. Comment Number: 9 03/16/2020: FOR FINAL PLAN: FIRE LANE SURFACING - The fire lane on the west side of Building 1 (to the north property line) will need to be paved to a width of 20 feet to meet minimum perimeter fire access requirements. I believe the Site Plan (LS101) is trying to indicate this but I just want to confirm this is the case. RMS Response: Yes, the infill of the existing gravel center as well as a 4’ width expansion to the west is shown along with the note, “Driveway widening” on sheet LS101. This widening is also shown on Civil sheet C2.00 Department: Forestry Contact: Nils Saha, , nsaha@fcgov.com Topic: General Comment Number: 6 03/30/2020: FOR HEARING: For the proposed storm drains that are to be bored under existing trees (~7’ from the honeylocust tree on the east side) and between the spruce trees on the south side, at what depth will they be bored in? In an urban environment, most tree roots are in the top 18-36” of soil. The boring should occur at a minimum of 3’ below grade. United Civil Response: The depth below grade to the approximate top of the storm sewer pipe has been added to the plans. A profile of the pipe will also be provided with the final plans further documenting the size and depth of the storm sewer. Note that 8 portions of the pipe (nearest the storm inlet in the driveway) are expected to at an approximate depth of 30” with the remainder of the pipe deeper than 36”. Comment Number: 7 03/30/2020: FOR HEARING: Thank you for including additional notes regarding tree protection. However, some need further clarification. Please remove the following note: “No trenching within 10’ of tree canopy root zone.” Does this refer to the drip line or 10’ from the trunk? This does not align with Forestry’s Tree Protection Standards. Please adhere to the Tree Protection Notes. The auger distance from the trunk of a tree over 19” dbh should be at least 15.’ No trenching is permitted within the drip line of the spruce trees (no cut or fill over 4” in depth within the drip line permitted, per Forestry’s Tree Protection Standards). RMS Response: Note has been adjusted per Forestry tree protection auger distances. Comment Number: 8 03/30/2020: FOR HEARING: Forestry has some concerns about the scope of excavation around tree #16 (18” honeylocust), which includes the foundation of the building (~12’ away), the retaining wall for the detention pond wall (~12’ away) and boring under to accommodate the storm drain (~7’ away). Forestry may request supplemental watering and nutrients to help ensure that this tree can sustain some impact to its root system. RMS Response: Note has been to tree protection chart and note on LP101 expanded to include supplemental watering and nutrients during construction. Comment Number: 9 03/30/2020: FOR FINAL PLAN: Tree/utility separations and final tree counts will be verified at FDP. RMS Response: Noted, thank you. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 7 03/30/2020: INFORMATION: Water Utilities is ready for a hearing. RMS Response: Noted, thank you. Department: Light And Power Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com Topic: General Comment Number: 3 11/19/2019: FOR FINAL PLAN: Meter location will need to be coordinated with Light and Power. Please show proposed meter location on the Utility Plan and note that each unit will need to be individual metered. Due to the amount of other utilities and the location of 9 the transformer, it would be preferred to have the meters located on the western face of the building. ALM2s Response: Comment Acknowledged. Electric meter locations will be shown on the western building elevations with our FDP submittal. Comment Number: 4 11/19/2019: FOR FINAL PLAN: A commercial service information form (C-1 form) and a one line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C-1 form is below: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf Please note that one transformer only allows 12 individual service feeds. Anything additional service feeds would require an additional transformer to be located on-site. ALM2s Response: We will coordinate this with our electrical consultant as the project progresses. Comment Number: 5 11/19/2019: FOR FINAL PLAN: 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 related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment- development-fees RMS Response: Noted, thank you. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 3 03/30/2020: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. RMS Response: Noted, thank you. Topic: Plat Comment Number: 2 03/30/2020: FOR FINAL PLAN-UPDATED: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. Washburn Response: Edits have been made. Department: Building Services Contact: Katy Hand, , khand@fcgov.com Topic: Building Insp Plan Review 10 Comment Number: 8 11/19/2019: BUILDING PERMIT: Please visit our website for a list of current adopted building codes and local amendments for building permit submittal: https://www.fcgov.com/building/codes.php ALM2s Response: Comment noted and are the codes we have based our code analysis on. Comment Number: 9 11/19/2019: BUILDING PERMIT / SITE CONSIDERATIONS: Buildings walls located less than 10ft from property lines (that do not front a public way) must be 1hr fire rated with limited openings. ALM2s Response: We have designed the north wall to be 1-hour rated and meet the allowable window openings based on the distance to the property line. Comment Number: 10 11/19/2019: INFORMATIONAL: Buildings walls located within 250ft of a 4 lane road must provide exterior composite sound transmission of 39 STC min. ALM2s Response: Comment Acknowledged. A STC composite will be provided with the building permit submittal. Comment Number: 11 11/19/2019: INFORMATIONAL: Buildings 15,000 sf or larger require commissioning ALM2s Response: Comment Acknowledged. Commissioning will be provided.