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HomeMy WebLinkAboutPENNY FLATS (BLOCK 33) - PDP - 32-05 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWThis project must meet our new trash and recycling standards, which can be found at http://fcgov.com/recycling/pdf/enclosure-guidelines0804.r)df Acknowledged Police Services Contact Info: Joe Gerdom, jgerdom@fcgov.com 1. Pay special attention to wayfinding issues for the commercial spaces especially if parking is behind and doors are in front. Acknowledged 2. Please include mature landscaping in the photometrics. Lighting will be reviewed per Section 3.2.4 of the Land Use Code. Acknowledged 3. How will you provide security between the parking, elevators and units? Our current thinking is that the underground parking garages will be for the exclusive use of the residential tenants. Access will be controlled by a door with a card reader facility. 4. Avoid using any short walls or low balconies that could be used for illegal access to the residences. Building Inspection Contact Info: Rick Lee, 416-2340, rdlee@fcgov.com 1. There are separation requirements between the R-1 and Mason -fronting R-3 buildings on the site. The openings are the kicker. Please stay in close communication as you design these buildings so we can alert you to any issues that might jeopardize the building permit process. Acknowledged 2. Please schedule a pre -submittal meeting with the Building Department, at which point we can discuss building issues in more detail including using the IBC as an alternate method. Coburn has met with City staff to discuss the process for reviewing this project under the provisions of the IBC. The next step is for Coburn to provide a comparative analysis to understand the impact of IBC review vs. UBC review on the proposed building design. 12 match that of the barn we feel it is appropriate in light of the adjacency to the large multi -family buildings fronting Maple. One important reason to maintain the current setback is that Building 1 in its current position effectively blocks views of the tuck under parking at the back of Building 6. Blocking views of the drive aisles helps maintain the more residential character of the Howes Street frontage 2. The design of the buildings should be "in character" with the Trolley Barn but not an imitation. See elevation sheets SA4 & SA5. Building 7, directly across the spine from the trolley barn is designed with a mix of industrial and residential motifs. The pop up roof elements on this building are a nod to the forms on the barn as noted in your item No. 5 3. Brick should be the prominent material, especially near the Trolley Barn. See elevation sheets SA4 & SA5. Brick, along with concrete block and stucco are proposed materials for the buildings adjacent to the barn. 4. Visual and pedestrian connections to the Trolley Barn should be created or maintained where possible. We agree with this principal. Would the City be interested in providing a public access easement at the south boundary of the trolley barn property to allow the mid block pedestrian connection to be maintained through to Howes Street. Coburn Development may be able to provide landscape improvements at this location if the city is interested in pursuing this approach 5. The pop -ups proposed on the top of the buildings are reminiscent of the lantern that once adorned the Trolley Barn. 6. In the future, the Trolley may run again on Howes Street. We think this is a great idea and hope it happens. 7. Have you considered something like trolley brick paving in the spine? Yes, brick pavers are one of the materials we are considering for the spine Advance Planning Contact Info: Pete Wray, 221-6754, pwray@fcgov.com Clark Mapes, 221-6225, cmapes@fcgov.com 1. Though the central pedestrian spine is needed for a paved fire access road, do not lose sight of the fact that this is a critical space as spelled out in the Civic Center Master Plan. It should be special as a key link between the river/park all the way south to the County Admin Bldg. 2. Public space on -site appears very limited. There are private balconies, but where can you go to walk your dog, chat with a neighbor or gather for a neighborhood function, or recreate? It appears the only option is to go off site to Lee Martinez Park across Cherry Street. At the very minimum, a public space or 2 should be provided on -site with a combination of soft (landscaping) and hardscape gathering space. In addition, a small pool or rec facility should be considered. We have significantly developed the concept for the pedestrian spine since our conceptual design submittal. The major change is that fire access is no longer accomplished through this route. This has allowed for a much more park like development of the pedestrian spine landscaping. See Sheet L1 for landscape plan Natural Resources Contact Info: Doug Moore, 224-6143, dmoore@fcgov.com 11 0 2. Please provide bike racks in a location that is convenient to potential users. See sheet SA2 for bike rack locations 3. The issue of whether the spine has cars on it or not appears to have been addressed at this point with the spine now designated as pedestrian only with emergency and utility access only. However, should that change, please contact Dave to discuss any concerns that Transportation may have. The submitted plan maintains the Pedestrian Spine as pedestrian only. Fire access has been removed from the spine. 4. Transportation has concerns about the Mason access with its proximity to the railroad and the safety issues inherent in that condition. Please let us know how your concerns can be mitigated in light of the traffic impact defined in the Traffic Impact Study. 5. The bus stop on Cherry may need to be upgraded with this project. This would entail a new bench and canopy. Please let us know what improvements will be required. 6. Underground parking structures are notorious for being unsafe for pedestrians where they cross the pedestrian zone at the street. Please pay particular attention in your design of this space to pedestrian safety. See response to Marc Virata's comment No. 8 Transportation - Traffic Operations Contact Info: Ward Stanford, wstanford@fcgov.com, 221-6820 1. This project will need to complete a TIS, including analysis of Howes and Mason as one-way streets and as future two way streets. See Traffic Impact Study, Penny Flats 2. The Mason access, once Mason is a two-way street, will be permitted only a right in/right out condition. The project needs to review the Mason access to provide a means of assisting with discouraging 3/4 or full movement into the Mason access. See Traffic Impact Study, Penny Flats 3. The TIS should provide discussion concerning this project adding west bound traffic to Cherry Street. Unfortunately Cherry was downgraded to a Collector in the past and current volumes are at Collector volumes or greater, therefore this project should look hard at their impact to west bound Cherry and provide discussion regarding its mitigation. See Traffic Impact Study, Penny Flats 4. The TIS should include, as a minimum, analysis of Cherry and College, Maple and College, and Mason and Laporte. See Traffic Impact Study, Penny Flats 5. The TIS will need to evaluate the Cherry and Mason intersection as stop control (existing & short term) and as future signalized control (short and long). See Traffic Impact Study, Penny Flats 6. The TIS should also include alternative modes analysis. See Traffic Impact Study, Penny Flats Advance Planning Contact Info: Carol Tunner, 221-6597, ctunner@fcgov.com 1. Setbacks/build-to lines should match the trolley barn's along Howes St. While most of the buildings on the ROW frontage are zero setback, Building 1, directly south of the trolley barn, is setback to create a transition to the setback of the barn. Although the setback does not 10 the box culvert, no detention has been provided. See the Preliminary Drainage and Erosion Control Report for details. 4. In addition to the Howes outfall running north— south in the middle of the block with a large bank of inlets in both Cherry and Maple, there are inlets at the corner of Cherry and Howes, a manhole at the corner of Cherry and Mason, storm sewers in Mason and Howes, an inlet in Mason about mid - block, and an inlet in Maple east of Howes. I will provide a schematic of this system to the design engineer. Water quantity and quality detention would be required to drain to any of the other storm sewers surrounding the site unless an analysis shows they have the capacity and are not surcharged as the site runoff enters them. There is limited information in the hydrology section of Old Town Master Drainage Plan on these storm sewers but no hydraulic modeling of them. Please refer to the Preliminary Drainage Report and Sheets C4 and C3 for description of modification and analysis of the inlets. 5. Issue raised about water quality on top of right-of-way? Dan sees that maybe the water quality can sit on top of the culvert with the PFA access on top of right-of-way. This concept has been shown to Stormwater staff and there were no deal stoppers discovered yet. The submitted plans are a further development of the concept illustrated in our conceptual design submittal. One change is that water quality for the roof drain runoff from Buildings 4 & 5 is managed through tree lawn areas of the right of way on the Mason street frontage. 6. There is also a concern about the access off of Cherry Street in the northeast corner of the site. There is a bank of inlets at that location and the engineering consultant is trying to come up with a way to maintain the present capacity but it is extremely difficult and may not be possible. See the Preliminary Drainage Report and Sheets C5 and C4 for proposed modification of these inlets. 7. Another concern is that the large banks of inlets are in sump conditions so the depth of water in the street needs to be maintained for capacity reasons; which will affect the grading from the back of the curb and gutter onto the site. Lowering the existing grade may allow water to back up onto the site. See the Preliminary Drainage Report and Sheets C5 and C3 for proposed modification of these inlets and grading to maintain the required capacity in these areas. Transportation Planning Contact Info: Dave Averill, 416-2643, daverill@fcgov.com 1. The sidewalks along the streets are sized according to the street designations. Maple is a commercial local, Mason and Howes are arterials, and Cherry is a collector. Maple (Commercial Local) - 5' minimum, Howes & Mason (Minor Arterials) - 6' minimum, Cherry (Collector) - 5' minimum. The standards are all for "detached walks" but it seems that in this urban/CBD environment, attached walks are likely (and in some ways desirable) so I am absolutely comfortable with that provided they are of extra width .... like much of Old Town. The submitted plan adds some tree lawn areas along North Mason. Otherwise the design matches our Concept Plan for sidewalk development in the ROW 0 0 We believe there is adequate space in the alley to locate Electrical, CAN & Telephone on the west (in a common trech), water at the center of the alley with a 5' clearance and then gas at east with an additional 5' clearance. See Sheet C3 4. Design the drainage for the project to insure that no precipitation/surface water can enter sanitary sewers. Acknowledged 5. Water conservation standards apply to this project. Acknowledged 6. Service plant investment and water rights fees are due prior to receiving Building Permits. Acknowledged 7. If fire lines will be connected to the 4-inch water main in Howes, provide flow requirements ASAP to allow evaluation of distribution system. If the existing main is not adequate, contact Utilities to discuss main replacement and possible cost sharing. The only building drawing water from the Howes street main is Building 1. If the fire department does not object, we intend to construct this building as attached multi -family dwellings per the criteria of the IRC. This arrangement would not require fire sprinkler to satisfy the building code thus only domestic water needs would be served from this line. 8. Sewer services extending onto the site may pick up flows from more than one building provided the association documents clearly place the maintenance responsibilities upon the management association. Provide copy of association governing documents for City review. Typically, projects such as this are served by an overall Owners Association that is responsible for the maintenance and repair of all common elements including, but not limited to the site, utilities, and buildings. 9. Water and fire lines are allowed in the same trench provided that they are 3 feet apart center to center. Acknowledged 10. A 10-foot separation between water and sewer lines is required. A 10-foot separation between the lines and trees is required. Acknowledged 11. You will need to be conscious of the groundwater dewatering and that it doesn't discharge into right-of-way. Acknowledged Stormwater Contact Info: Glen Schlueter, 224-6065, gschlueter@fcgov.com 1. This site is in the Old Town drainage basin where the new development fee is $4,150.00/acre which is subject to the runoff coefficient reduction. This fee is to be paid at the time the building permit is issued and is charged only when there is an increase in imperviousness greater than 350 square feet. Acknowledged 2. A drainage and erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. These items have been included in the PDP application 3. Onsite detention is required with a 2-year historic release rate for water quantity. Extended detention is required for water quality treatment. Parking lot detention is allowed as long as it is no deeper than one foot. In this case it may be possible to show that the site runoff can drain ahead of the peak flow in the Howes St. outfall so onsite water quantity detention may not be needed. Water quality treatment is still required. A copy of the as -built hydraulic analysis for the Howes St. outfall has been given to the design engineer. Because the peak storm discharge from the site will enter the Howes Street Outfall Box Culvert much sooner than the peak flow in Mason. The garage footprint has been revised to provide for grade access to gas service locations for all buildings in the project. See Sheet C4 2. Maximum pressure 14in H2O (half a pound) on a low pressure line. Acknowledged Cable Service (Comcast, an outside agency) Contact Info: Dennis Greenwalt, phone, email. 1. Comcast has fiber on the south side Cherry, behind the curb. On Mason we have feed that comes to the City office building at 281 N. College, and we have a cable that goes south on Howes. Maple has line (maybe two) on the north side. 2. It is possible to go through the parking garage with Comcast service but it would require builder to put in conduit at the building for the lines. Comcast needs 6" conduit, Qwest maybe 4". Feed would need to come from Maple Street. Pedestals will be needed. Unsecured access would also be required. 3. Where the service line hooks into the building you'll need to stay within 125' from main line. The submitted plan indicates CAN service lines installed in a common trench with the electrical service. Coburn Development, has met with Comcast and they are in receipt of plans for the electrical service layout. Water / Wastewater Contact Info: Roger Buffington, 221-6854, rbuffington@fcgov.com 1. There is an existing 6-inch water main in Cherry, 12-inch water main in Mason on east side of railroad tracks, 16-inch water main and 12-inch sanitary sewer in Maple and 4-inch water main and 6-inch sanitary sewer in Howes. Acknowledged See Sheet C4 2. Provide separate water services for the commercial and residential portions of each building. Coburn Development is requesting a variance to allow residential and commercial uses to be served off the same tap. The justification for this variance is that the additional 4 meters required to serve the commercial portions of Buildings 4, 5, 6 & 7 would add redundant water lines, consume space on the site and further complicate repair of the systems in the event of a failure of the water supply or other adjacent utilities. In light of the mixed -use character of the buildings, we feel that a common water supply for residential and commercial uses is within recognized standards for other municipalities with development patterns similar to downtown Fort Collins 3. Locate water meter pits on the perimeter of the project in landscaped areas where practical or in sidewalks. The submitted plans indicate the meter pits for buildings 1, 5, 6, 7 & 8 located at the perimeter. PFA is requiring a hydrant located on the pedestrian spine, north of the drive aisle. We are requesting permission to utilize the line supplying this hydrant as an on site water main and fire line service to Buildings 2, 3 & 4 off meters located in the existing alley ROW. Domestic service for all proposed structures will tap into existing water lines in adjacent streets (sheet C4). No water line exists on the west side of the railroad tracks on North Mason and there is not adequate space to provide for a main extension meeting city standards for clearance to other utilities. 7 maintenance and installation of electric service for any buildings with over 24 residential units from the transformers to the units. Electric meters must be accessible to Utility personnel 24-7 without carrying a special key or getting an "escort'. See Sheets C4 and L1 for transformer locations and availability of paved access. Bollards separating drive lanes from the pedestrian spine shall provide a minimum 10' clear spacing to allow for service access 3. Each residential unit must be individually metered. Acknowledged 4. Contact Doug or for a C-1 form, used to size the transformers, and to coordinate transformer locations. These forms have been submitted by Ron McNutt, PE the electrical consultant for this project A minimum of 5' separation from gas is required. Meters need to be figured out in relation to gas. The minimum bury depth is 36 inches. Acknowledged 5. Electric distribution transformers cannot be placed in the parking garage or within the building. Transformers need to be accessible to a line truck, which would be limited by overhead clearance in a garage or structure. By National Electric Safety Code requirements, high voltage (13,800 volt) power lines, such as those to transformer(s), need to be buried a minimum of 36" below grade. For safety reasons, the Utility discourages high voltage power lines within buildings, such as across the ceiling of a garage area. If high voltage lines are requested within a structure, close coordination with the utility will be required to obtain utility approval prior to construction. In general, the utility would much prefer transformers to be located on the ground within 10 feet of a line truck accessible area. Acknowledged See Sheet C4 6. Electric distribution transformers are air cooled devices and must have minimum clearances to any structure (including fencing) around them to provide cooling as well as for operation and maintenance. The required clearances are based on the dimensions of the concrete transformer pad. The most likely pad will be 79" wide and 56" deep, which can be used for transformers up to and including 300 kVA. For this pad, the minimum clearances are 8' in front one 79" side, and Ton the remaining 3 sides. Transformers cannot be placed where the overhead clearance is less than 25feet. If the required transformer is greater than 300kVA, both the pad dimensions and all clearances increase. If screening of a transformer such as by fencing with a gate is desired, the requirements will need to be coordinated with the utility prior to finalizing the design. Acknowledged See Sheet C4 5. There's a monthly cost for testing fireline for sprinklering. Doug can work with you on reducing costs if you need a fire pump. These provisions have been reviewed by Ron McNutt, PE, electrical consultant for this project. This issue will be addressed in the electrical design for the individual buildings Gas Service (Xcel, an outside agency) Contact Info: Len Hilderbrand, 225-7848, len.hilderbrand@xcelenergy.com 1. If a post -tensioned slab will be on top of the parking structure as proposed, Xcel will need to stay out of the parking structure area. On Cherry Street, there is an intermediate pressure gas line. There are additional lines everywhere else but L 1. The east -west drive needs to be 30 feet clear and paved for fire fighting access. The pedestrian spine also needs to be 30 feet wide clear plus and paved because the internal buildings are over 3 stories. Per meetings with Ron Gonzales the site plan has been revised to have all fire access contained within the drive aisles running east/west on the south end of the site and north/south on the east half of the site. These lanes provide a clear width of 30' with balcony encroachments above 14' limited to a 6' projection limited per the design with the balconies stacked to maximize the area available for fire access. The final configuration of the balcony encroachments shall be limited by a recorded easement. 2. The turning radius on any turns in the fire access needs to be 20 feet inside, 50 feet outside. Minimum vertical clearance is 14 feet. See Sheet SA3 for fire access study regarding turning radius. 3. No soft materials can be used where there is fire access. Pavers are acceptable if they can withstand 40 tons (HS20). Acknowledged 4. A fire hydrant will need to be provided at the west side of Mason at the southeast corner of the site. Wall hydrants are not permissible. See utility plan Sheet C4. 5. Water supply for fire must be capable of 1500gpm at 20 psi. The three story buildings will need to be sprinklered. The four story buildings will also need a standpipe. The interior buildings may also need a fire pump. See utility plan Sheet C4. We will need a formal decision regarding the fire pump requirement. This has a significant impact on our electrical service design. The current design will support a fire pump if it is required. 6. Addressing must be clearly legible and logical. The interior units will need to be addressed at kiosks located outside the right-of-way at the entry to the pedestrian spine off Cherry and Maple. See Sheet L1 for location of kiosks. 7. A dry pipe manifold may be required in the parking structures. Acknowledged 8. An alternative compliance letter will need to be submitted in order for Fire to stage off of Howes and Mason since they are arterials. Staff will support this alternative compliance though since these arterials do not carry the traffic flows that pose problems for staging. See alternative compliance request letter attached to the PDP application. 9. Curb and gutter cannot be designed to follow the building elevations. There must be a consistent and constant slope to the sidewalk. See Sheet C3 for grading plan. Street design was the determining factor for establishing the finished floor elevations for the individual buildings Light and Power Contact Info: Doug Martine, 224-6152, dmartine@fcgov.com 1. Because you propose elevators, you will likely require 3 phase electric service. Existing service is available in the alley. Any system modifications will be your responsibility. Acknowledged 2. The only apparent location for the transformers is in the alley. The transformers are 6 feet on each side. You will need to dedicate an easement within 10' of pavement for new transformers and the alley will need to be accessible by a utility truck (with removeable bollards?). No overhang over transformers is allowed. Builder will be responsible for 9 and Cherry Street repayment (if necessary) after final adjustments are made to the site plan. 9. A very close look will need to be taken at the design of the ramp to the underground parking. This ramp should be located fully outside of the ROW, and significant attention should be paid to sight distance issues: will drivers coming up the ramp be able to stop in time to avoid hitting pedestrians on the sidewalk? Will visibility be adequate to ensure the safety of the motorists entering and exiting the structure? Will cars be able to stop and wait to exit without blocking the sidewalk for significant periods of time? Our submitted design has all areas of the ramp within the property lines .To mitigate potential automobile/pedestrian conflicts at the garage drive exits we are installing low elevation planting beds in on either side of the ramp exits to push pedestrian circulation away from the buildings at these locations. This will give drivers the opportunity to view pedestrians approaching the ramp exit and also allow pedestrians to see cars approaching before they actually cross the path of travel. 10. The driveway into and out of your underground parking lot needs to be straight for 25' to ensure vehicle and pedestrian safety. The ramp must be floodproof. Our submitted design has a minimum freeboard above design water surface elevations of 6-inches (as requested from Stormwater Department Staff) to the crest of the parking garage ramp. Please refer to the grading plan and drainage report for supporting information. The horizontal alignment of all ramps are straight from start to finish. 11. The developer is responsible for sidewalk improvements on Cherry, Howes, Mason and Maple Streets and curb and gutter improvements where not to standard. The submitted plan anticipates reconstruction of all sidewalks, curb and gutter abutting the parcel. Improvements to the sidewalks abutting the Trolley Barn site are not included. 12. All public improvements need to be made in accordance with Larimer County Urban Area Street Standards (LCUASS). Acknowledged. Plans have been prepared in accordance with LCUASS. 13. Applicant is responsible for undergrounding any existing overhead lines. Acknowledged 14. Applicant is responsible for repairing or replacing any damaged curb, gutter or sidewalk. Acknowledged 15. Xcel, Comcast, and Light & Power will need to have individual signature blocks on the construction plan set. Acknowledged 16. Once the Traffic Impact Study is completed, we will need to assess the driveway entry points and evaluate whether the driveway separations from the intersection are acceptable. Acknowledged 17. Transportation is willing to consider vacation of the alley right-of-way (with proper reservation of easements for utilities, access, and PFA) given that the present proposal for the area is a pedestrian spine and not open to vehicular traffic. Acknowledged 18. Encroachment of any structures onto right-of-way will not be supported. Acknowledged Poudre Fire Authority Contact Info: Ron Gonzales, 416-2864, rogonzales@fcgov.com 12 not be accepted. Please let me know if you have any questions about the requirements for your submittal. Engineering Contact Info: Marc Virata, 221-6605, mvirata@fcgov.com 1. Larimer County Road Impact Fees and Street Oversizing Fees for this site will apply. Contact Matt Baker at (970) 224-6108 for an updated estimate of the fees for this kind of use. Acknowledged. Fees to be determined with Matt Baker after final adjustments have been made to site plan. 2. A Traffic Impact Study will be required for this project to determine the sufficiency of access points and potential traffic needs. Contact Eric Bracke at (970) 224-6062 for a scoping meeting. See Transportation Impact Study for Penny Flats, By Eugene Coppola 4. Right -of way may need to be dedicated if right-of-way does not already exist to ensure construction of sidewalks to City standards falls within right-of- way. No additional right-of-way dedication is anticipated with the proposed plan. 5. A utility coordination meeting is recommended due to the tight program on the site. Coburn Development and Jim Sell design have pursued a series of meetings with City of Fort Collins Staff and representatives of Qwest, Comcast and Xcel to coordinate the placement of utilities on the site. Our current schedule calls for an additional utility coordination meeting. 6. Utility plans, a Development Agreement, a Development Construction Permit and plat will need to be prepared for this project. Utility plans are included as a part of the PDP application package. It is our understanding that the Development Agreement and Development Construction Permit will be completed as part of the Final Compliance process. Per discussion with Mac Virata, it is the understanding of Coburn Development that a plat is not technically required as a part of the PDP application for this project. However, considering the multiple easements and other property issues associated with this development, it is likely that it will make sense to process and record a plat specific to the proposed development. The initial PDP application includes an Easement and Lotting exhibit that is intended to address the easements required for this project along with any other property ownership issues associated with the phasing of the project. Coburn Development would like to explore the possibility of a fee reduction or waiver for the plat processing as this document is not technically required but it's creation and recording is in the best interests of both parties as an alternative to the recording of multiple easements across the existing platted land. 7. Any utility connections across public streets will incur street cut fees. Any College or Cherry open trenching will incur triple street cut fees because of recent street improvements. Talk to Lance Newlin about street cut fees. Lance can be reached at 416-2011 or Inewlin@fcgov.com. Acknowledged. JSD will coordinate with Lance Newlin after addressing any revisions as necessary to saw -cut lines presented in the PDP submittal. 8. A repay may be due for Cherry St. road improvements. Contact Matt Baker to discuss, at 224-6108. Acknowledged. JSD will coordinate with Matt regarding Larimer County Road Impact Fees, Street Oversizing Fees, "93 See Sheet SA1, Table 1, for building coverage, floor area, setbacks and height. 3. Trash enclosures need to include adequate space for recycling. Trash enclosures, including provisions for recycling, are proposed to be located adjacent to "tuck under" parking, accessed from interior drive aisles. See Sheet SA3 for locations Current Planning Contact Info: Anne Aspen 221-6206, aaspen@fcgov.com 1. This development proposal is subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards, and Division 4.12 Downtown —Civic Center Subdistrict 2. The entire Fort Collins Land Use Code (LUC) is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm 3. When developing your plans, pay particular attention to the following sections of the Code: • 3.2.1 Landscaping and Tree Protection See Sheet L1 for landscape design and proposed planting quantities 3.2.2 Access, Circulation and Parking - See Sheet SA3 for access, circulation and parking design and quantity calculation. - Also see Traffic Impact Study for supplemental parking analysis and site access requirements 3.2.4 Site Lighting See Sheet SE1 for site lighting plan and photometric analysis. • 3.2.5 Trash and Recycling Enclosures. See also http://fcgov.com/recycling/enclosures.php for design guidelines. See sheet SA3 for locations and access to trash/recycling enclosures • 3.5.3 Mixed -use Institutional and Commercial Buildings, especially sections on architectural compatibility, connecting walkway, variation and massing, using quality materials on all sides, and base and top treatments. Look also at 3.5.1 for general compatibility standards and 3.5.2 since the project is largely residential. See elevation sheets SA4 & SA5 4.12 (E)(2) Development Standards for Facades. Glass curtain walls are limited in this project and the primary building organization method includes a predominance of glazed storefront at the street frontage. 4. A Neighborhood Meeting is required if the project is a Type II Review, and though not required of a Type I Review project, I would recommend a meeting even if it is a Type I review since you are proposing dense complex of buildings in close proximity to existing single family residential areas. You have already held one such meeting and are electing to hold another follow- up meeting on April 13. Thank you for involving the neighborhood from the start and thanks also for incorporating their ideas into your scheme. Our team also benefited from the information we received during the meetings attended by our staff. 5. 1 will have more detailed comments once I have more detailed plans to review. 6. You will need to set up an appointment to submit your PDP application with Shelby Sommer, our Planning Tech at 221-6750. Incomplete submittals will 2 COBURN Fort Collins Block 33 Response to conceptual design comments: - Coburn Development comments in ree - Jim Sell Design Comments in blue LAND USE DATA: Request to develop Block 33 as a mixed use project with approximately 147 residential units and approximately 30,000sf of neighborhood support -type retail and commercial space. Two single level underground parking structures are proposed, one on the east side of the block and one on the southwest side of the block to accommodate a total of approximately 200 cars. Surface tuck under parking interior to the site and some on -street parking is also proposed. The property is within the City of Fort Collins (and currently owned by the City) and is currently zoned D—Downtown, Civic Center Subdistrict. The following departmental agencies have offered comments for this proposal based on conceptual plans and a massing model which were presented to the review team on April 6, 2005. The overall configuration of the project has remained unchanged from the conceptual design submittal. COMMENTS: Zoning Contact Info: Jenny Nuckols, 416-2313, jnuckols@fcgov.com 1. The uses proposed are permitted in the Downtown —Civic Center District subject to a Type I (Administrative) review. If the building exceeds 56 feet or 50,000 square feet, it will trigger a Type II (Planning and Zoning Board) review. The project defined in the PDP application includes 8 buildings and an underground parking structure. All buildings proposed are less than 56 feet tall. Anticipated individual building permit applications for this project are as follows: - Phase 1 parking structure: 31,820 s.f. - Building 5: 37,454 s.f. (constructed atop phase 1 parking structure) - Building 4: 21,964 s.f. (constructed atop phase 1 parking structure) - Phase 2 parking structure: 28,652 s.f. - Building 8: 37,030 s.f. (constructed atop phase 2 parking structure) - Building 3: 12,367 s.f. (constructed atop phase 1 parking structure) - Building 7: 23,105 s.f. (constructed atop phase 2 parking structure) - Phase 4 parking structure: 28,155 s.f. - Building 6: 44,704 s.f. (constructed atop phase 4 parking structure) - Building 2: 11,831 s.f. (constructed atop phase 4 parking structure) - Building 1: 12.384 s.f. - Building 1 surface parking garages (constructed atop phase 4 parking structure) 2,000 s.f. 2. There is a 75% maximum building coverage requirement. Height may not exceed 168 feet. Minimum setbacks are: front — 15 feet, back - zero feet