HomeMy WebLinkAboutPURA VIDA PLACE - Filed GC-GENERAL CORRESPONDENCE - 2011-11-16March 10, 2011
Mr. Ted Shepard
City Planner
Community Development and
Neighborhood Services
281 North College Ave.
Fort Collins, CO 80522
Tel: 970.221.6750
RE: 518 W. Laurel St- Student Housing
Dear Mr. Shepard:
I have attached our response to the comments from the Staff Project Review dated March 1, 2011.
We look forward to moving ahead with the City on a project we think will enhance the community
as well as provide a need for the students attending the University.
Please feel free to contact me if additional information is needed, and I will be happy to provide
that to you.
Sincerely,
Elizabeth Johnson
Odell Architect, P.C.
architecture • planning . interiors
1024 cherokee street, suite 200 • denver, colorado 80204 . p. 303,670.5980 • f. 303,670.7162
contain more density) while addressing the scale and context of the neighborhood that is
immediately adjacent to this site.
The flat roof represented in Sketch 2 depicts a more organized architectural composition.
This design solution uses sloped gabled roofs to clearly announce the front entry and to
punctuate the corners with strong, recognizable building forms and gabled roof elements. In
the pitched roof presentation in Sketch 1, those same entry and corner roof elements are
"lost" in a fagade that fails to differentiate those three roof elements nor establish a hierarchy
within the overall composition. The horizontal cornices in the flat roof proposal in Sketch 2
create opportunities to enrich the architectural detail and provide a contrast to the above
discussed pitched roof elements. Pedestrians and motorists will recognize a visually more
interesting "capital' on the upper portions of the building.
From a technical perspective, the forms presented in Sketch 2 assist the development in the
management of roof drainage. Our goal is to direct a majority of runoff from the roof to the
east and west portions of the site which is best accomplished with the solution presented in
Sketch 2. The pitched roof concept in Sketch 1 will force much of the runoff to the center
areas of the building where entrances are located which is problematic. The flat roof solution
also provides an area for the placement of mechanical equipment thereby keeping it off the
ground and effectively screening it from view and noise.
In our presentation to the Historic Commission we received positive feedback regarding our
proposed flat roof design. We did however make some modifications reflecting their desire
for shed roof detailing and tile roofing material in lieu of hipped roofs on some of the accent
roof elements. It should be further noted that Sketch 1 roof pitches would not allow the use
of tile roofing.
Number: 10 Created: 2/9/2011
[2/9/11] Need to show building height dimension on elevation drawings.
Response:
Building heights are now shown on elevations.
Number: 11 Created: 2/9/2011
[2/9/11] Need to label the species of each tree/plant/shrub in the landscape areas.
Response:
All species of plants have been labeled.
Number: 12 Created: 2/9/2011
[2/9/11] Need an elevation drawing of the trash enclosure, showing height and materials.
Response:
Sheet A4.2 has been added to the drawings showing the proposed trash enclosure.
Number: 13 Created: 2/9/2011
[2/9/11] Need to add a note on the plan that all roof -top or ground mounted mechanical
units will be screened from view from street and adjacent properties.
Response:
This has been added as a General Note on Sheet Al. 1.
Be sure and return all of your redlined plans when you re -submit.
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If you have any questions regarding these issues or any other issues related to this project,
please feel free to call me at (970) 221-6750.
Sincerely:
Ted Shepard
Chief Planner
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STAFF PROJECT REVIEW
City of Fort Collins
Odell Architects Date: 3/1 /2011
Elizabeth Johnson
1024 Cherokee St Suite 200
Denver, CO 80204
Staff has reviewed your submittal for PURA VIDA PLACE PDP TYPE II, and we offer the
following comments:
ISSUES:
Department: Engineering Issue Contact: Susan Joy
Topic: General
Number: 28 Created: 2/23/2011
[2/23/11] Per Pavement Management: The Laurel Street overlay was completed on
7/31/06. Any street cuts made within 5 years of that date will have triple street cut fees
applied.
Response:
Acknowledged
Number: 29 Created: 2/23/2011
[2/23/11] Please coordinate the sidewalk culvert locations with Tim Buchanan in the
Forestry Dept so that the trees aren't killed or harmed with the installation of the culverts.
Response:
Sidewalk culvert locations have been adjusted.
Number: 30 Created: 2/23/2011
[2/23/11] Please dedicate an 8' utility easement off the south side of the alley along your
frontage.
Response:
An 8' Utility easement is now shown south of the alley.
Number: 31 Created: 2/23/2011
[2/23/11] Please dedicate sight distance easements off each of the parking lot driveways
into the alley per LCUASS figure 7-16.
Response:
Sight distance easements have been defined per LCUASS figure 7-16 and have been
coordinated with the utility plans, the site plan, the landscape plan and the plat.
Number: 32 Created: 2/23/2011
[2/23/11] The trash enclosure (or any part of the structure including footings, etc) may not
be located within the 8' UE or the sight distance easement or located in such a way that the
doors swing out into public row.
Response:
Trash enclosure has been relocated.
Number: 33 Created: 2/23/2011
[2/23/111 This project is responsible for repairing and/or reconstructing the alley along the
frontage and as far offsite as necessary to correct the existing drainage problem.
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The sight distance note has been added.
Number: 56 Created: 2/28/2011
[2/28/111 Project title does not match the plat.
Response:
The Project Title has been revised to be consistent with the Plat
Number: 59 Created: 2/28/2011
[2/28/111 Must be in Engineering Scale.
Response:
All plan drawings are now 1:20 scale.
Topic: Plat
Number: 45 Created: 2/23/2011
[2/23/111 Please dedicate the 8' UE off the alley and the appropriate sight distance
easements off each driveway access to the alley. Please add the SIDE language to the plat.
Response: An 8' Utility easement is now shown south of the alley. Sight distance easements
are now shown.
Number: 46 Created: 2/28/2011
[2/28/11] Please label the existing Laurel Street row.
Response:
The following note has been placed on the final plat
Note: Original Map of the Town of Fort Collins calls for a 140' Right -of -Way for West Laurel
Street of which the Northerly 40' has been vacated leaving a 100' Right -of -Way for West
Laurel Street.
Number: 47 Created: 2/28/2011
[2/28/11] Please label the row dedication off Laurel with l' so that it is clear what is being
dedicated.
Response:
The l'-0" row dedication is now labeled.
Number: 48 Created: 2/28/2011
[2/28/111 Please label how the 40' of Laurel row was vacated.
Response:
The following note has been placed on the final plat:
Note: Original Map of the Town of Fort Collins calls for a 140' Right -of -Way for West Laurel
Street of which the Northerly 40' has been vacated leaving a 100' Right -of -Way for West
Laurel Street.
Topic: Site Plan
Number: 50 Created: 2/28/2011
[2/28/111 Please remove all utility and landscape information.
Response:
All utility and landscape information has been removed from Sheet Al. 1.
Number: 51
Created: 2/28/2011
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[2/28/11] Please label and dimension all existing and proposed sidewalks. Sidewalks must
be 4' minimum onsite.
Response:
All existing and proposed sidewalks have been labeled and dimensioned.
Number: 52 Created: 2/28/2011
[2/28/111 Please show all existing features within 150' of the property boundaries.
Response:
All features within 150'-0" of the property is now shown on all plans.
Number: 53 Created: 2/28/2011
[2/28/11] Please see scanning requirements in Appendix E6.
Response:
Scanning requirements have been reviewed and all drawings fully adhere to these
guidelines.
Number: 57 Created: 2/28/2011
[2/28/11] Project title does not match the plat.
Response:
The Project Title has been revised to be consistent with the Plat.
Number: 58 Created: 2/28/2011
[2/28/111 Must be in Engineering Scale.
Response:
All plan drawings are now 1:20 scale.
Number: 60 Created: 2/28/2011
[2/28/11] Project is not located on the vicinity map.
Response:
The vicinity map has been updated to show the project location
Topic: Utility Plan
Number: 39 Created: 2/23/2011
[2/23/111 Scanning issues, see redlines and comment #34. Sheet 6's sport elevations were
impossible to read.
Response: Acknowledged. Spot elevations have been increased in size.
Number: 40 Created: 2/23/2011
[2/23/11] Please label and dimension all row and easements and whether they are existing
or proposed.
Response: All row and easements have been labeled and dimensioned.
Number: 41 Created: 2/23/2011
[2/23/11] Please label and dimension all existing and proposed sidewalks. All onsite
sidewalks must be a minimum of 4' wide.
Response:
Acknowledged. All sidewalks are a minimum of 4' in width.
Topic: Utility Plan - Cover
Number: 36 Created: 2/23/2011
[2/23/111 Please remove the word "final" from the final utility plan title.
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Response: Completed.
Number: 37 Created: 2/23/2011
[2/23/111 The index indicates that a plat was included in the plan set for reference, however,
none was to be found. Either include the plat or remove it from the project title.
Response: Plat is now included.
Topic: Utility Plan - Sheet 3
Number: 42 Created: 2/23/2011
[2/23/11] Please label the existing wood walls along Laurel in the row and the 15' UE are to
be removed.
Response:
Removal of existing wood walls has now been accommodated by a construction note on the
Existing Conditions, Demolition and Removal Plan.
Topic: Utility Plan - Sheet 6
Number: 44 Created: 2/23/2011
[2/23/11] Show existing and proposed contours plus an additional existing or proposed
contour for a minimum of 50' offsite.
Response:
Existing and proposed contours are now shown for a minimum of 50' offsite.
Topic: Utility Plan - Sheet 9
Number: 49 Created: 2/28/2011
[2/28/11] See redlines. Final comments on detail sheet to be given in Final Compliance.
Response:
Acknowledged. Redlines are being returned with this re -submittal.
Department: Light & Power Issue Contact: Doug Martine
Topic: Light & Power
Number: 1 Created: 2/9/2011
[2/9/111 Power is available from an existing Tx 6' fiberglass vault adjacent to the alley
approximately 50 ft. east of the west property line. This vault is oriented such that the 6'
direction is north -south, so it will not fit in the planned island in the parking lot. Rotating this
vault will cost approximately $8,000. There are also other electric facilities on this lot. In
addition to normal electric development charges, the costs to relocate the electric facilities
will be the responsibility of the developer or builder.
Response:
The primary vault will be relocated to the landscape islands and be rotated to fit within the
limits of the island. Plans have been updated accordingly.
Number: 3 Created: 2/9/2011
[2/9/11] If a fire booster pump is required, please contact Light & Power Engineering (970-
221-6700) early in the design of the electric system for the building.
Response:
Comment noted.
Number: 4 Created: 2/9/2011
[2/9/11] Each unit must have its own electric meter, and the meters must be outdoors.
Please coordinate the location of the transformer and other electric utility facilities with Light
& Power Engineering.
Page 5
Response:
Comment noted.
Topic: Utility Plan
Number: 2 Created: 2/9/2011
[2/9/11] The existing electric utility facilities are not shown on the utility plan (they should
be). However, they are shown (some inaccurately) on the architectural site plan.
Response: Existing electric facilities have been revised based on the utility atlas map exhibit
provided by Light and Power.
Department: PFA Issue Contact: Carie Dann
Topic: Fire
Number: 14 Created: 2/22/2011
REQUIRED ACCESS
Fire access roads (fire lanes) shall be provided for every facility, building or portion of a
building hereafter constructed or moved into or within the PFA's jurisdiction when any
portion of the facility or any portion of an exterior wall of the first story of the building is
located more than 150 feet from fire apparatus access as measured by an approved route
around the exterior of the building or facility. 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
(26 feet on at least one long side of the building when the structure is three or more stories
in height).
If the building is equipped throughout with an approved automatic fire -sprinkler system, the
fire code official is authorized to increase the dimension of 150 feet.
PLEASE NOTE: We need to address and resolve this issue of emergency vehicle access.
The north side of the structure, as well as most of the west and east sides, is out of access
due to no drive access to the parking lot. The farthest point of the first -floor exterior is about
250 feet from Laurel Street. We cannot count on the alley as an access point.
2006 International Fire Code 503.1.1, 503.2.3, 503.3, 503.4 and Appendix D
Response:
Per a meeting with Carie Dann on March 4, 2011, if an NFPA 13 sprinkler system is installed
in full compliance with the City of Fort Collins and Poudre Fire Authority, emergency access
will not be required. The project will move ahead with an NFPA 13 sprinkler system.
Number: 15 Created: 2/22/2011
SPRINKLER REQUIREMENTS
This proposed building shall be fire sprinklered.
2006 International Fire Code Section 903
Response:
The proposed building will be fully sprinklered with an NFPA 13 fire suppression system
Number: 16 Created: 2/22/2011
FIRE DEPARTMENT CONNECTION
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Fire department connections shall be installed remote from the buildings or in an approved
location, 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.
PLEASE NOTE: PFA will require a remote FDC (not an on -building FDC) be installed near
the curb face of Laurel Street. For an idea of what this will look like, there's an example
directly across Laurel Street, the FDC servicing Parmalee Hall.
2006 International Fire Code 912.2 and PFA Fire Prevention Bureau Policy
Response:
It is understood that a remote FDC will be installed in full compliance with the current
building codes and Poudre Fire Authority regulations.
Number: 17 Created: 2/22/2011
KEY BOXES REQUIRED
Poudre Fire Authority requires a key box ("Knox Box") to be mounted in approved location(s)
on every new building equipped with a required fire -sprinkler system or fire -alarm system.
Knox Boxes are required to be installed approximately 60 inches above grade and no higher
than 72 inches above grade. 2006 International Fire Code 506.1
Response:
Key boxes will be provided in a location to be approved by Poudre Fire Authority.
Number: 18 Created: 2/22/2011
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 and multi -family dwellings 1,500 gpm at 20 psi residual pressure, spaced
not further 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 further 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 further 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: Three hydrants meet the distance requirement: across Laurel Street
(Parmalee Hall, and in the northeast quadrant of Laurel and Whitcomb streets, and Laurel
and Sherwood streets.
2006 International Fire Code 508.1 and Appendix B
Response:
No new fire hydrants are needed as part of this project.
Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington
Topic: Landscape Plan
Number: 27 Created: 2/22/2011
[2/22/111 Show proposed sewer service on landscape plan and adjust tree location to
provide required separation.
Response:
Proposed sewer service is now shown on the landscape plan and trees have been adjusted
to show required separation.
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Department: Stormwater-Water-Wastewater Issue Contact: Wes Lamarque
Topic: Stormwater
Number: 19 Created: 2/22/2011
[2/22/111 Documentation is needed in the drainage report showing that the proposed sub -
basin draining into the alley has equal to or less impervious area and flows.
Response:
Done.
Number: 20 Created: 2/22/2011
[2/22/11] Please provide 2 sub -basins on the drainage plan, a north and a south basin
quantifying the flows that travel north and south.
Response:
Done.
Number: 21 Created: 2/22/2011
[2/22/11] Please provide a basin summary table on the drainage plan.
Response:
Done.
Number: 22 Created: 2/22/2011
[2/22/111 Please fix the existing spot elevations around the perimeter of the site so they can
be read.
Response:
Done.
Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington
Topic: Water/Wastewater
Number: 23 Created: 2/22/2011
[2/22/11] Provide water service sizing calculations for the 2-inch domestic water service.
Response:
Water service has been increased in size from a 2" to a 3". Construction notes have been
revised accordingly. Details have been updated accordingly. Water service sizing
calculations are included with this resubmittal.
Number: 24 Created: 2/22/2011
[2/22/11] If the existing sewer service is a 4-inch service and needs to be abandoned, the
proposed 6-inch sewer service could be installed at that location by cutting the existing
sewer and installing an 8 x 6 wye or tee fitting at that location.
Response:
Plans have been revised and construction notes have been revised to reflect installation of a
6" sewer service with an 8x6 wye at the existing sewer service location if the service is
found to be a 4".
Number: 25 Created: 2/22/2011
[2/22/11] If a clean -out on the proposed sewer service falls in a paved area, a traffic -rated
clean -out will be required. Include the Std Detail 15 for the traffic -rated clean -out.
Response:
Standard Detail 15 has been added to the plans.
Number: 26
Created: 2/22/2011
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[2/22/11] A locator station and tracer wire will be required for the PVC fire line. Include Std
Details 25 and 30.
Response:
Construction notes have been updated accordingly. Standard Details 25 and 30 have been
added to the plans.
Department: Zoning Issue Contact: Peter Barnes
Topic: Zoning
Number: 5 Created: 2/9/2011
[2/9/11] The parking stall lengths are shown on the site plan, but I don't see the stall widths.
They need to be shown as well.
Response:
The parking stalls are now fully dimensioned.
Number: 6 Created: 2/9/2011
[2/9/11] There needs to be sidewalk ramps by the handicap parking spaces.
Response:
The ramps at the ADA parking spaces are now shown.
Number: 7 Created: 2/9/2011
[2/9/11] A 6' tall wood fence along the side lot lines abutting the parking area is required.
The site plan labels an existing wood fence, but doesn't indicate the height.
Response:
Sheet A1.1 has been modified to call for a new 6'-0" tall wood fence.
Number: 8 Created: 2/9/2011
[2/9/11] Need to show building footprint dimensions on site plan, or show a building
envelope line with dimensions.
Response:
Building dimensions are now shown on Sheet A1.1
Number: 9 Created: 2/9/2011
[2/9/11] per Sec. 4.9(E)(1)(g) of the land use code, a flat pitched roof isn't allowed.
Minimum roof pitch must be 2:12 and maximum is12:12. The roof pitch will have to be
changed to comply, or a modification will be needed.
Response:
We have created an exhibit with sketched graphics that show the building with both a sloped
roof form (sketch 1) and the current proposed flat roof form (sketch 2). The flat roof form
satisfies the requirements for design in the Transit Oriented Development Boundary (which
is intended for areas south of Prospect) as specified in the land use code section 3.10.5 (B).
While the sloped roof design satisfies section 4.9E1 (G) of the land use code, we believe
that the flat roof form presents a design solution that is "equal to or better than" the
conforming design. In response to section 3.10.5 (B), sketch 2 includes accent roof
elements, both gabled and shed forms, which articulate the building mass and three
dimensional cornice treatments have been integrated on all sides of the building.
The sloped roof contemplated in Sketch 1 presents a street elevation which is both taller
and more massive at the front elevation than that presented in the flat roof proposal
presented in sketch 2. Our proposed flat roof design provides housing within a building
envelop that is more compact thereby achieving the goals of the City (using this location to
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