HomeMy WebLinkAboutRETREAT AT 1200 PLUM ST. - PDP - 34-08 - SUBMITTAL DOCUMENTS - ROUND 2 -Be sure and return all of your redlined plans when you re -submit.
If you have any questions regarding these issues or any other issues related to this project,
please feel free to call me at (970) 221-6206.
Sincerely,
Anne H. Aspen
Senior City Planner
Page 16
Number: 8 Created: 11 /6/2008
[11/6/08] Include a demolition plan showing all existing water/sewer services with
appropriate notes on abandonment or for protecting in place.
The requested demolition plan is now included; however, additional information,
detail, and notes will be provided with final plans.
Number: 9 Created: 11 /6/2008
[1116/08] At final, label all valves, connections, and pipeline accessories.
Acknowledged.
Number: 10 Created: 11 /6/2008
[11/6/08] Will the parking garage need a fire line for fire sprinkler system and/or a domestic
water service for maintenance activities?
The parking structure only needs a manual dry standpipe, thus, no underground
fire line is required. Domestic service for maintenance activities will be provided
via a lateral connection from building d.
Number: 11 Created: 11 /6/2008
[11/6/08] Location of storm sewer in Plum needs further discussion and work. It currently
does not meet the separation requirements from the 20-inch water main.
Proposed storm sewer lines maintain a minimum 10-ft of separation from all
parallel water and sanitary sewer mains.
Department: Zoning Issue Contact: Peter Barnes
Topic: Zoning
Number: 1 Created: 10/30/2008
[10/30/08] The proposed trash enclosures for Bldg's A and B don't comply with Section
3.5.1(I)(1) of the LUC. They need to be at least 20' from a public sidewalk or street. They
are closer than 20' to the sidewalk.
We are requesting a modification to allow the trash enclosures to be closer to
the sidewalks than the standard. The proposed trash enclosures are designed
so that the main doors do not overlap onto the sidewalk when open.
Additionally, the enclosures have been designed to be fully enclosed, integrated
into the main architectural facade, and use materials and detailing that are
appealing at a pedestrian scale.
Number: 2 Created: 10/30/2008
[10/30/08] The applicant's Preliminary Design Review response letter states that an
alternative compliance request to reduce the setbacks along the public streets is included. I
didn't find that request in the materials I received. Was such a request in compliance with
Section 3.5.2(D)(2)(a) received explaining how their plan complies with the review criteria?
The required copies of the alternative compliance request were submitted to
Anne Aspen with the past submittal, and additionally we will submit a copy of
request directly to you and contact you to discuss the details of the plans.
Number: 3 Created: 10/30/2008
[10/30/08] We'll need a parking layout for all floors of the parking structure, showing
circulation, parking dimensions, drive -aisles, handicap parking, etc.
This is provided with the submittal as requested.
Page 15
Water quality mitigation for basin 1 will be achieved in the distributed detention
planter boxes. A PLD calculation has been performed in accordance with
UDFCD vol. III to ensure that adequate WQCV is provided. Planter boxes will
also be implemented along the parking structure. The under-ramp/above grade
detention storage room for basin 2 will have a structural sand/oil separator built
into it.
Number: 58 Created: 11 /12/2008
[11/12/08] All quantity and quality detention and/or mitigation needs to be out of the right-of-
way.
Please see response to number 13 above.
Number: 70 Created: 11 /14/2008
[11/14/08] The ponding depth at the sump location along Plum Street needs to be
documented for the 100-year storm. All new structures need to be one foot above the peak
water surface elevation.
A HEC-RAS model is provided for the existing condition to document current
flow. depths and extents of flooding. A proposed HEC-RAS model will be
provided with final design (after PDP hearing) to ensure new structures remain 1-
ft above the peak WSEL.
Number: 71 Created: 11 /14/2008
[11/14/08] If a pumped detention pond is proposed with the next submittal, the City's current
pumped detention pond criteria needs to be adhered to.
Pumped detention is no longer proposed.
Number: 72 Created: 11 /14/2008
[11/14/08] Due to the existing storm sewer being so shallow, and the overall condition of
pipe, replacing the storm sewer at a lower depth may be an option worth exploring. This
could help depth issues with the detention pond.
The proposed stormwater solution does not require replacement or other
improvements to the existing public storm sewer main.
Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington
Topic: Water/Wastewater
Number: 6 Created: 11 /6/2008
[11/6/08] The water and sewer mains in the amenity area must be abandoned and MH and
FH moved to appropriate locations to the south. The final locations will depend upon what
happens with the Columbine R.O.W. vacation. Additional easements may be needed.
Since Columbine Street will remain public R.O.W., the.existing water and sewer
mains will remain in -place. The existing hydrant will need to be relocated
approx. 27-ft south, and the SSMH rim elevation will need to be adjusted slightly.
See revised plans for clarification.
Number: 7 Created: 11 /6/2008
[11/6/08] The sizes of the domestic water services are needed now to determine if there is
adequate space for the meter pits/vaults. Provide water service sizing calculations for
review. The vaults for 3" and 4" meters are approximately 8 feet wide by 9.5 feet long.
The plumbing engineer has sized the water services, and the appropriate meter
vaults are located and drawn to scale on the utility plan.
Page 14
Number: 66 Created: 11 /12/2008
(11/12/08] The trash enclosure driveways must be crossable for both pedestrians and the
handicapped.
We have provided a more detailed site plan design for the accessible ramps,
including these driveways.
Number: 67 Created: 11 /12/2008
[11/12/08] The proposed bicycle racks are located too far from the building entrances, and
would.block the sidewalks when full. Transportation Planning recommends that, at a
minimum, bicycle parking be moved closer to the building entrances to provide better
security. It is further recommended that as much indoors bicycle parking be provided as
possible in either the buildings or the parking garage.
We have moved the bike racks as close to the entrances as possible, with some
sensitivity to maintaining an aesthetically pleasing landscaped entrance area
that is not cluttered with bicycles. The racks and space around the racks are
designed with 7 feet of dedicated depth so that the bikes do not overlap into
pedestrian areas of the sidewalk.
We do not believe that locating bikes in the garage is convenient for the
residents, and that the additional bike locations provided on the plan are more
than adequate.
Number: 68 Created: 11 /12/2008
[11/12/08] The amount of bicycle parking is not sufficient given the number of students in
the development and the proximity to campus. Please consider providing additional bicycle
parking:
We have selected a different bike rack for the project that accommodates 10
bikes per rack, with 100 spaces available in total with the racks.
Department: Stormwater-Water-Wastewater Issue Contact: Wes Lamarque
Topic: Stormwater
Number: 53 Created: 11 /12/2008
[11/12/08) The site is required to provide quantity detention down to the 2-year existing rate
for the 100-year storm. Existing impervious area is exempt from this requirement.
The distributed detention planter boxes, as well as the parking structure's
stormwater mitigation both satisfy this requirement.
Number: 54 Created: 11 /12/2008
[11/12/08] The parking garage is situated over 2 existing basins, which this proposal is
going to redirect all flows onto Plum Street. This can be done if the flows are detained down
to the 2-year existing rate for the one basin that currently drains towards Plum Street.
Northern response: the 100-yr developed release rate from basin 2 (0.90-ac) into
Plum St. is limited to the 2-yr historic rate for only the area currently draining to
the north (0.60-ac).
Number: 57 Created: 11 /12/2008
[11/12/08] Water quality mitigation is required. Methods that are approved in the Urban
Drainage Manual will be accepted. Any other methods may be accepted if approved by the
City's Water Quality Committee.
Tree wells are currently being investigated to see if they will be accepted as water quality
mitigation devices.
Page 13
Department: Transportation Planning Issue Contact: Matt Wempe
Topic: Site Plan
Number: 59 Created: 11 /12/2008
[11/12/08] Please include the attachments for the TIS, including the pedestrian and transit
LOS worksheets.
The attachments are now included, and the TIS has been approved under
separate correspondence.
Number: 60 Created: 11 /12/2008
[11/12/08] Transportation Planning would accept either a 5-foot parkway with a 5-foot
detached sidewalk or a 10-foot attached sidewalk with tree wells. This is based on the
reduced right-of-way proposed by the developer, subject to approval by Engineering.
The plans are revised and both of these options are being used.
Number: 61 Created: 11 /12/2008
[11/12/08] Columbine Street does not need to remain a public street to accommodate a
transit stop. Please coordinate with Nicole Hahn at Transfort (970.224.6195) to determine
the transit stop details.
The bus stop details have been incorporated into the plan.
Number: 62 Created: 11 /12/2008
[11/12/08] The existing pedestrian shortcut through the fence along the north property line
must be maintained and connect into the proposed internal sidewalk network. Please see
red lines on the site plan for additional detail.
The area has been surveyed and the sidewalk interconnection has been included
on the site plan.
Number: 63 Created: 11 /12/2008
[11/12/08] The sidewalk on the south side of the proposed parking garage must be
expanded to the western property line to connect to the existing pedestrian shortcut. Please
see red lines on the site plan for additional detail.
The sidewalk is shown to the west in this area as requested.
Number: 64 Created: 11 /12/2008
[11/12/08] The fence along the southern property line appears to be under your control.
The site plan indicates that a pedestrian connection to the south will be established. Please
clarify if this is the case, or what steps will be taken to ensure permanent pedestrian access
to the south.
The fenced area to the south is owned by the Old Town Square shopping center
owner. Pedestrian access to the south is no longer proposed and does not
appear to be feasible. As an alternate, we are showing a connection to the west
as requested in comment 63 above.
Number: 65 Created: 11 /12/2008
[11/12/08] The intersection bulb -outs should be expanded to include the pedestrian
crossing. Please see red lines on the site plan for additional detail.
As part of these comments, Engineering has requested that the bulb -outs
(neckdowns) be removed.
Page 12
Number: 76 Created: 11 /17/2008
[11/17/08] KNOX BOX: FC Light and Power stated during the meeting that they will require
a "Knox Box" be installed so that they can access equipment. PFA will not allow its fire -
suppression Knox Box(es) to be used by non -fire entitieslf there are multiple security boxes
used by various City/PFA departments, they must be clearly labeled as to their use. KNOX
BOX REQUIRED
Poudre Fire Authority requires a "Knox Box" to be mounted on the front of every new
building equipped with a required fire sprinkler system or fire alarm system. 97UFC 902.4;
PFA BUREAU POLICY 88-20
Acknowledged.
Number: 77 Created: 11 /17/2008
[11/17/08] FIRE DEPARTMENT CONNECTION
Fire department connections shall be installed remote from the buildings, and located on the
street or fire lane side of buildings, fully visible and recognizable from the street or nearest
point of fire department vehicle access or as otherwise approved by the fire code official. If
possible, a fire hydrant shall be located within 100 feet of the FDC. PFA Bureau Policy
The FDC and Hydrants are shown on the utility plans.
Number: 78 Created: 11 /17/2008
[11/17/08) FIRE LINE REQUIREMENT
Buildings that are required to be fire sprinklered shall have a minimum 6-inch fire line unless
hydraulic calculations can support a smaller fire line.
An 8-inch fire line will be provided from the 20-inch main in Plum St. to the
master fire pump room in Building B. From Building B, 6-inch fire lines will be
installed to the three other buildings. Front Range fire protection has conducted
a preliminary flow analysis. Final hydraulic calculations and fire suppression
design will be done with the building permit submittal.
Number: 79 Created: 11 /17/2008
[11/17/08] STAIRWELL SIGNAGE
Approved stairwell identification signs shall be posted at each floor level in all enclosed
stairways in buildings four or more stories in height. 97UFC1210.4 and Appendix I-C
Acknowledged.
Number: 80 Created: 11 /17/2008
[11/17/08] HAZARDOUS MATERIALS
NOTE: This comment pertains to the swimming pool and jetted tub(s). Toxic, corrosive, or
reactive materials, or flammable/combustible liquids (as defined in the Uniform Fire Code) if
used, stored, or handled on site, must have a Hazardous Materials Impact Analysis (HMIA)
completed and supplied to the Planning Department and the Fire Department. (What do you
have? How much? How do you prevent it from being a public threat?) FCLUC3.4.5
Acknowledged. The materials will be stored safely in accordance with the
guidelines. The swimming pool has been eliminated from the plans, and a jetted
tub is proposed in each courtyard. A HMIA will be completed by the hot tub
contractor and applicant as the plans are finalized.
Page I 1 .
Department: PFA Issue Contact: Carle Dann
Topic: Construction Plans
Number: 73 Created: 11 /17/2008
[11/17/08] REQUIRED ACCESS
A fire lane (Emergency Access Easement) is required on the private access drive west of
the parking structure, and on every non-public street (if any are so dedicated). This fire lane
shall be visible by painting and signage, and maintained unobstructed at all times. A fire
lane plan shall be submitted for approval prior to installation. In addition to the design
criteria already contained in relevant standards and policies, any new fire lane must meet
the following general requirements:
❑ Be designed as a flat, hard, all-weather driving surface (asphalt or concrete) capable of
supporting fire apparatus weights. Compacted road base shall be used only for temporary
fire lanes or at construction sites.
❑ Have appropriate maintenance agreements that are legally binding and enforceable.
❑ Be designated on the plat as an Emergency Access Easement.
❑ Maintain the required minimum width of 20 feet throughout the length of the fire lane
(30 feet for buildings three or more stories in height).
If a fire lane cannot be provided, the building shall be fire sprinklered.
97UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1
The Columbine streetscape has been designed to allow a 26' drive lane, and
street trees have been planted behind the proposed sidewalk instead of against
the parking, so that the drive isle will remain clear. Scott Avenue east of the
parking garage will remain a public right-of-way.
Number: 74 Created: 11 /17/2008
[11/17/08] TURNING RADII
Minimum turning radii for emergency -response apparatus on any fire apparatus roadway is
25 feet inside, 50 feet outside. UFC 902.2.2.3
Acknowledged.
Number: 75 Created: 11 /17/2008
[11/17/08] WATER SUPPLY
Fire hydrants, where required, must be the type approved by the water district having
jurisdiction and the Fire Department. Hydrant spacing and water flow must meet minimum
requirements based on type of occupancy. Minimum flow and spacing requirements include:
• Commercial, 1,500 gpm at 20 psi residual pressure, spaced not farther than 300 feet to
the building, on 600-foot centers thereafter
• Residential within Urban Growth Area, 1,000 gpm at 20 psi residual pressure, spaced
not farther than 400 feet to the building, on 800-foot centers thereafter
• Residential outside Urban Growth Area, 500 gpm at 20 psi residual pressure, spaced
not farther than 400 feet to the building, on 800-foot centers thereafter.
These requirements may be modified if buildings are equipped with automatic fire sprinkler
systems. PLEASE NOTE: The fire hydrant currently located north of Columbine Street is
essentially unusable by fire department apparatus; this hydrant should be moved south, so it
is directly adjacent to the street.
97UFC 901.2.2.2
Acknowledged.
Page 10
1. Plat matches legal, plat closes good; areas good.
Acknowledged.
2. Plat needs note indicating how streets are dedicated or if no info please say so. We have
info on parts of Plum and on Scott Avenue.
No information available on existing right-of-way dedication.
3. Line over text issues on site and landscape plans.
The areas redlined have been resolved or eliminated.
Number: 52 Created: 11 /12/2008
[11/11/08] The plat dimensions Columbine, Plum, Aster and Scott but does not indicate
what these are. Please show what the full widths are of these roadways that are at the
boundaries of the plat (what is the full width of Columbine, Aster, Plum, Scott) by showing
abutting property lines.
Please see the revised plat.
Number: 56 Created: 11 /12/2008
[11/12/08] I'm assuming emergency access easements will need to be dedicated on the plat
for areas outside of the public right-of-way that PFA will need for access (such as the dead
end drive aisle south of Plum along Scott).
An emergency access easement is shown for the hammerhead off Scott Ave.
Topic: Traffic
Number: 49 Created: 11 /11 /2008
[11/11/08] Joe Olson, City Traffic Engineer has the following comments:
1) On page 4, the existing turning movement counts do not balance between the two
intersections shown. I would like an explanation as to this discrepancy or have it corrected.
The revised traffic report submitted by Mr. Bracke to Joe Olson has addressed
this concern.
2) The site distributed traffic shown on Figure 5 does not seem to be in line with the
development plan. The plan shows a 314 space parking structure on the south side of Plum
Street whereas the traffic study shows most site traffic turning to the north on Blue
Bell/Scott. It seems that most traffic would park in the structure. The traffic study should be
revised to reflect that and the need for any street improvements should be re-evaluated
given the change in distribution.
The revised traffic report submitted by Mr. Bracke to Joe Olson has addressed
this concern.
Number: 50 Created: 11 /11 /2008
[11/11/08] With the concerns expressed by Traffic Engineering on the traffic study,
depending on the results of a potentially revised study and review and approval by Traffic,
any required auxiliary lanes would be additional design and right-of-way to accommodate.
The revised traffic report submitted by Mr. Bracke to Joe Olson has addressed
this concern.
Page 9
street trees in tree wells) is utilized, resulting in a 60' right-of-way. The final utility easement
width (as needed by the utilities) shall also be indicated as an access easement.
An alternative cross-section for Plum Street has been developed in conjunction
with city staff and the utility providers.
Topic: Site Plan
Number: 46 Created: 11 /11 /2008
[11/11/08] The site plan details show a 1.5' curb and gutter section for Plum Street, our
standard LCUASS detail 701 specifies a 2.5' total curb and gutter section (2' gutter and .5'
curb).
The site plan is revised as requested.
Number:47 . Created:11/11/2008
[11/11/08] The site plan street sections show 7' bike lanes along Plum Street when 8' is
required and bike lanes on Bluebell and Aster where presumably parking should instead be.
Please revise the Plum Street cross section in accordance with our collector without parking
cross section.
The site plan is revised as requested.
Topic: Construction Plans
Number: 42 Created: 11 /11 /2008
[11/11/08] The grading plan needs to show existing grading contours, improvements (curb,
gutter, walk, etc.), and property boundaries (right-of-way and easements) to demonstrate
that the limits of construction are appropriate and can be built without needing permission
from adjacent properties.
Please see revised grading plan.
Number: 43 Created: 11 /11 /2008
[11/11/08] The Plum Street roadway sheets need to show existing and proposed contours,
crown line, right-of-way, easements, curb and gutter, sidewalk, street striping, line and curve
data, etc. (Enlarging the scale such that the Plum Street area is larger would help in
keeping the information clear.) This will help in demonstrating whether right-of-way
dedication is satisfied.
See response to number 17 above. This is consistent with a meeting held with
engineering staff on 11/19/08.
Number: 44 Created: 11 /11 /2008
[11/11/08] There's a portion of Plum Street shown to be proposed at .14% abutting Aster
Street. With the limits of construction implying that this area is being rebuilt, can the
substandard .14% grade be corrected? A variance to the street standards would be
required for evaluation should this not be corrected.
Please see response to number 43 above.
Number: 55 Created: 11 /12/2008
[11/12/08] Will there be instances of manholes within the bike lane or on the bike lane
stripe?
Manholes and bike lanes are to remain as -is for all through streets.
Topic: Plat
Number: 51 Created: 11 /11 /2008
111/11/08] Technical Services has the following comments:
Page 8
Number: 18 Created: 11 /10/2008
[11/10/08] Access ramps are needed on the west side of Columbine Street (if remaining a
public street), east side of Aster Street (if remaining a public street), and east side of Scott
Avenue. Access ramps are need on the opposite side of the t-public-street intersection.
(LCUASS 16.3.1.A.2)
Access ramps have been added to the west side of Columbine Street and the
east side of Aster Street. However, neither sufficient right-of-way nor a receiving
sidewalk exists directly east of Scott Avenue to accommodate a ramp in this
location. Please see plans for locations of all ramps.
Number: 19 Created: 11 /10/2008
[11/10/08] Show how existing improvements on Bluebell Street north of the development tie
into the proposed improvements (sidewalk, curb and gutter, etc.)
Additional off -site information to the north is now shown to clarify the tie-ins to
existing.
Number: 20 Created: 11 /11 /2008
[11/11/08] In conjunction with #17, it appears that sidewalk is needed to be added west of
Building E on the south side of Plum. How does the proposed sidewalk abutting Building E
tie into the existing network to the west?
We have provided a detached sidewalk in front of Building D (formerly Building
E) that allows for street trees in front of Building D. We have.shown an interim
transition that connects this detached walk with the existing attached walk in
front of the existing Town Square Condominiums.
Number: 45 Created: 11 /11 /2008
[11/11/08] The plans (site and construction) do not label the proposed curb/wall feature
shown on S-2 of the site plan, which appears to separate the water quality detention areas
(which again, per #13 is not allowed within right-of-way). Please identify on both plans.
Please also keep in mind that these raised (or sunken) objects are required to be offset from
the public walk per LCUASS detail 16-1. Should an object still be proposed, this needs to
be offset, or the sidewalk widened to the required offset.
The sidewalk has been widened to mitigate separation concerns with the planter
boxes.
Number: 48 Created: 11 /11 /2008
[11/11/08] The plans don't appear to show any cross connectivity to Scott Street from the
property to the east. Is this intended? The drawings appear to show the existing driveway
out to Plum Street is closed but no connection to Scott as well. What is the plan for the
construction of Scott Avenue with regards to the existing use to the east?
Access from Scott Ave. To the east (Cambridge House Apartments) neither
exists currently, nor is proposed with this project. The existing access to Plum
St. immediately east of Scott Ave. will remain, and is clarified with the re -
submittal documents.
Number: 69 Created: 11 /12/2008
[11/12/08] After meeting with the developer and consultants, we're amenable to a cross
section for Plum Street that slightly differs from the standard: the road width shall remain at
40' (assuming no auxiliary lanes are needed) and an attached sidewalk of 10' (implement
Page 7
width gives more room at the intersections for vehicles and bicycles and given the existing
widths of the two streets north of the development being closer to 40', reducing the
roadways to less than 30' is not desirable.
The neckdowns have been eliminated as requested.
Number: 5 Created: 11 /6/2008
[11/6/08] The 80' of Columbine Street shown to remain as right-of-way is problematic to
Engineering and should be vacated as part of the approval for the project.
After many discussions with city departments and PFA, we believe a consensus
has been reached that the existing right-of-way can remain. The vacation of
Columbine Street is not a viable option. Columbine Street will remain "as is".
Number: 12 Created: 11 /10/2008
[11/10/08] As was previously commented on in the PDR, 66' of full width right-of-way in
accordance with our collector without parking standard needs to be provided for with the
proposed project.
As discussed with Marc Virata, we have provided the 66' width by providing an
access easement. Also as requested, the road width has been increased to
provide two 12' drive lanes and two 8' bike lanes.
Number: 13 Created: 11 /10/2008
[11/10/08] As was previously commented on in the PDR, no encroachments onto public
right-of-way should take place. The proposed pumped underground storage within Aster
Street will not be allowed as long as Aster Street is public right-of-way. (Should Aster Street
become private via a vacation of the right-of-way, this would no longer apply). In addition,
the use of the public right-of-way (parkway strip between sidewalk and curb) for water
quality from the development is also a private encroachment onto public right-of-way that
will not be allowed.
Distributed detention planter boxes have been deemed acceptable for both water
quality and quantity mitigation within areas typically occupied by public tree
lawn/parkway. To further address concerns regarding the use of public right-of-
way, no additional right-of-way dedication is proposed. Maintaining the existing
right-of-way as -is roughly accommodates the through streets to back of curb.
Access, utility and drainage easements will be dedicated along the right-of-way
of all public streets. The width of said easements includes all tree lawn/parkway
areas, as well as all sidewalks. The resulting roadway corridor widths satisfy
local needs, and have been carefully coordinated and discussed with multiple
stakeholders.
Number: 17 Created: 11 /10/2008
[11/10/08] The plans seem to show that the flowline is being altered (and possibly
reduced?) on both sides of Plum Street. Please provide information such as a demo and/or
existing conditions plan for information. (Show how flowlines along Plum Street tie into
existing flowlines west of Columbine Street). A signing and striping plan should be provided
should the flowline be altered.
The existing flowlines on both sides of the road will remain as -is for Plum Street.
As such, no roadway plan and profile sheets, nor signing and striping plans are
provided.
Page 6
directional, full -cutoff and fully shielded to minimize glare and light spill onto neighboring
properties or rights -of -way. Lighting levels should be as low as possible while still providing
security. Maximum lighting level is 10 fc.
A lighting plan is provided with this re -submittal, as requested.
Department: Forestry Issue Contact: Tim Buchanan
Topic: Landscape Plan
[11/11/08] The applicant should not use Mancana Ash. The following canopy shade trees
could be used to add to the species diversity of the project:
• Honeylocust
• Kentucky Coffee Tree
• Bur Oak
• Chinkapin oak
We have revised the recommended plant list as requested and look forward to
further collaboration for appropriate plant selections during the final plan process.
[11/11/08] Water quality detention areas in parkways should be placed at least 8 feet away
from the trunk of street trees (resulting in 16 feet of lineal parkway for root growth). This is to
provide adequate soil volume for future root growth of street trees. Currently some are 4 feet
away from street trees.
The plans are revised as requested, and the notes below are now included.
[11/11/08] Add these landscape notes:
• The soil in all landscape areas, including parkways and medians, shall be thoroughly
loosened to a depth of not less than eight (8) inches and soil amendment shall be
thoroughly incorporated into the soil of all landscape areas to a depth of at least six
(6) inches by tilling, discing or other suitable method, at a rate of at least three (3)
cubic yards of soil amendment per one thousand (1,000) square feet of landscape
area.
Note added as requested.
• A permit must be obtained from the City forester before any trees or shrubs as noted
on this plan are planted (add "planted" to landscape note 21), pruned or removed
on the public right-of-way. This includes zones between the sidewalk and curb,
medians and other city property. This permit shall approve the location and species
to be planted. Failure to obtain this permit may result in replacing or relocating trees
and a hold on certificate of occupancy.
Note added as requested.
Department: Engineering Issue Contact: Marc Virata
Topic: General
Number: 4 Created: 11 /6/2008
[11/6/08] The neckdowns of both Bluebell Street and Aster Street should be eliminated and
a 30' flowline to flowline width (15' half street on Aster) needs to be maintained. The 30'
Page 5
Number: 39 Created: 11 /11 /2008
[11/11/08] Dimension parking spaces on site plan. Show typical dimensions and
dimensions for HC spaces and any others that are unusual, such as the tandem spots.
Typical dimensions for the spaces are now shown on the site plan and the
architectural plans.
Number: 40 Created: 11 /11 /2008
[11/11/08] Where will mechanical equipment be located? If on the roof, it will need to be
located so it is not visible from the streets or else it will need to be screened.
Mechanical equipment will be located on the roof behind parapet walls.
Number: 41 Created: 11 /11 /2008
[11/11/08] This project does not meet Section 3.5.2 (C) (2). You will need to reconfigure
the buildings or request a modification of standards per Section 2.8.2(H).
A modification request is included with this re -submittal.
Topic: Landscape Plan
Number: 32 Created: 11 /11 /2008
[11/11/08] We will review details of the landscape plan in Final Plan review. You'll need to
meet the landscape standards for the parking garage. Can you fit trees in along parking
garage's eastern edge? Or maybe vines on trellis structures?
We have included locations for a trellis structure on the architectural elevations
for the parking garage.
Topic: Elevations
Number: 23 Created: 11 /11 /2008
[11/11/08] Please label elevations east, west, etc., not typical. What you are labeling "front"
appears to be on the side streets and what you are labeling "end" appears to include the
Plum St elevations. This is odd to me considering that the majority of students will approach
either on foot from Campus or from the parking garage across the street. Are all doors at
the ground level operational entries into the project?
All doors shown on the ground level are operational. Those at the dwelling units
are to individual patios.
Number: 33 Created: 11 /11 /2008
[11/11/08] We need to review elevations of the parking garage structure, the trash
enclosures, and any details such as fences. Label elevations with cardinal points, not
"Typical front and end". Show trash enclosures on appropriate elevations.
This information is now provided as requested.
Number: 34 Created: 11 /11 /2008
[11/11/08] Indicate colors and materials on elevations. Prepare a colored elevation
rendering, colored perspective or at least material board and,submit prior to your
administrative hearing.
We will provide a 3D color rendering.
Number: 35 Created: 11 /11 /2008
[11/11/08] 1 did not receive a lighting plan to review. Lighting plans need to include a
photometric plan and fixtures that meet Land Use Code standards in Section 3.2.4. Fixtures
should be shown (cut sheet drawing or photo) on the plan. Fixtures need to be down -
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Number: 28 Created: 11 /11 /2008
[11/11/08] More detail is needed on the exterior resident amenity area. Will fencing or
landscaping be needed?
The exterior resident amenity area has been eliminated and incorporated into the
building courtyards. A typical courtyard plan detail is provided with this
submittal.
Number: 29 Created: 11 /11 /2008
[11/11/08] All ramps should be designed to be directional.
The ramps are re -designed with this submittal and are planned with more detail
than the previous submittal. Most of the ramps are directional. The only ramps
that aren't directional are in areas where directional ramps are impractical due to
the sidewalk configuration.
Number: 30 Created: 11 /11/2008
[11/11/08] Unless all parking levels are identical, each level needs to be shown on the
plans.
All parking levels are now shown as part of the architectural plan sheets.
Number: 31 Created: 11 /11 /2008
[11/11/08] Street lights are provided by the City's Light and Power department. Please
coordinate with them to locate them on your plans. Adjust landscaping as necessary to
accommodate street lights.
We have met with Doug Martine and coordinated the street light locations.
Number: 36 Created: 11 /11 /2008
[11/11/08] Bike facilities need to be closer to entrances in order to be convenient for
residents and guests.
We have moved the bike racks as close to the entrances as possible, with
sensitivity to maintaining an aesthetically pleasing building entrance area that is
not cluttered with bicycles.
Number: 37 Created: 11 /11 /2008
[11/11/08] Where are the bike racks for Buildings C & D? How about the west side of
Buiding B?
We have added two bike racks to the west side of Building B, and located one
bike rack east of Building C. The bike rack detail shown on the plan has been
updated and is now larger, accommodating ten bikes per rack.
Number: 38 Created: 11 /11 /2008
[11/11/08] Consider providing covered and/or secured bike parking in the main level of the
parking garage for added amenity for the students.
We have looked into this option, and have added more bike capacity along the
streets, where the bikes will be more visible and evenly distributed throughout
the project. The site plan now has 10 bike racks allowing for a total of 100 bikes
outside of the building units. Bike parking requirements are 5% of the total auto
parking spaces provided, or 16 spaces, and this revised submittal plan provides
100 bike spaces, which is 32% of the total off-street auto parking.
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We believe that the project provides an appropriate contribution and represents
a substantial improvement to the surrounding area, particularly given the
project's close proximity to the University. The existing zoning for the project is
the same as the existing zoning for the adjacent properties. The project would
remove smaller, outdated 60+ year old homes and replace them with a brand
new, high -density, environmentally sound apartment project in close proximity
to the main entrance to CSU. In terms of land use, the high density student
housing use proposed is the first such contribution to the overall mix of uses in
the immediate area, and therefore this use does not appear to be over-
emphasized in overall mix of uses.
Number: 24 Created: 11 /11 /2008
[11/11/08] This project is located within the TOD Overlay Zone, so there is no minimum
required parking called out in the Land Use Code. This allows you the freedom to meet your
parking need in creative ways, including across the street. Be aware that the responsibility
of providing adequate parking falls on you.
Acknowledged.
Number: 25 Created: 11 /11 /2008
[11/11/08] Though one is not required for these uses on this site, I strongly urge you to
have a neighborhood meeting since this project is completely surrounded with much lower
density existing residential uses. A neighborhood meeting is a good will gesture and allows
the lines of communication to be open early on. If you do not have a neighborhood meeting,
you run the risk of surprises at the administrative hearing. Please contact me to arrange this
meeting.
We have scheduled a meeting for 7:00 on March 24, 2009 at Dunn Elementary
School.
Topic: Site Plan
Number: 26 Created: 11 /11 /2008
[11/11/08] Will there be a fence between Buildings C&D and 737 Columbine?
Yes, we are proposing a wood privacy fence, and Buildings C & D from the past
submittal are now combined into Building C.
Number: 27 Created: 11 /11 /2008
[11/11/08] Trash enclosures are not to standard --they are too close to sidewalks. This
standard may be modified if requested. Additional screening or enhanced enclosures may
improve the chances of a modification being granted.
We request a modification to allow the trash enclosures to be closer to the
sidewalks than the standard. The proposed trash enclosures are designed so
that the main doors, when fully open, do not significantly overlap onto the
adjacent sidewalk. Additionally, the enclosures have been designed to be fully
enclosed, integrated into the main architectural facade, and use materials and
detailing that are appealing at a pedestrian scale.
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STAFF PROJECT REVIEW
City of Fort Collins
VFR Design Date: 11/17/2008
Jason Holland
401 W Mountain Ave Suite #201
Fort Collins CO 80521
Staff has reviewed your submittal for The Retreat at 1200 Plum St PDP - Type I, and we
offer the following comments:
3-10-2009, Please see the corresponding comment
responses in bold below:
ISSUES:
Department: Current Planning Issue Contact: Anne Aspen
Topic: General
Number: 14 Created: 11 /10/2008
[11/10/08] The following departments or agencies have responded that they have no issues
or concerns with the project as proposed: Water Conservation, Neighborhood Services,
Park Planning, Poudre R-1 School District, and GIS.
Acknowledged.
Number: 15 Created: 11 /10/2008
[11/10/08] Rick Lee in the Building Inspection department reminds you that you will need to
meet the building codes and standards that he has offered, which you can find in your
redline packet. He also reminds you that you will need to schedule a required pre -submittal
code review meeting with him.
This meeting took place on 11-12-08.
Number: 16 Created: 11 /10/2008
[11/10/081 Comcast responds that they need a 6-foot utility easement on the south side of
Lot 1 to accommodate existing facilities. Comcast will not vacate this easement unless the
property owner agrees to pay for the relocation of the Comcast facilities.
The 6-ft utility easement will be maintained, and is shown on the plat and utility
plans.
Number: 21 Created: 11 /11 /2008
[11/11/08] Keep in mind that if the parking serves the project only, it is considered
accessory to the residential. If others are allowed to use it, it becomes a primary use and
would be subject to Planning and Zoning Board review.
The off-street parking provided serves this residential project only.
Number: 22 Created: 11 /11 /2008
[11/11/08] Per Section 4.18(D)(2), the residential use proposed is not considered a
secondary use since the property is fewer than 10 acres. However, you will need to
demonstrate in your planning objectives how the project contributes to the overall mix of
land uses within the surrounding area.
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