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HomeMy WebLinkAboutTHE SLAB - PDP - PDP150016 - CORRESPONDENCE - REVISIONS (3)Comment Number: 1 comment Originated: 08/19/2015 LUC 3.5.1 (1) (6) All rooftop mechanical equipment shall be screened from public view from both above and below by integrating it into building and roof design to the maximum extent feasible. Comment Acknowledged. 11 10/20/2015: Please add "See Note #6" to the Fort Collins Lanuinark label. See redlines. Added. Topic: Site Plan Comment Number: 30 Comment Originated: 10/20/2015 10/20/2015: Now that the property is being replatted, please change to match the Subdivision Plat. Title change has been made to The Slab Property. Comment Number: 31 Comment Originated: 10/21/2015 10/21/2015: The easements referenced are either being vacated by the replat and/or by separate action. Please change to reflect the Subdivision Plat. See redlines. Easements have been updated. Comment Number: 32 Comment Originated: 10/21/2015 10/21/2015: There are cut off text issues. See redlines. Text issues have been corrected. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinsonna}cgov.com Topic: General Comment Number: 1 Comment Originated: 08/25/2015 08/25/2015: We need a traffic study in order to review the project. There may be further comments once that is received and this cannot go to hearing until that time. Comment Number: 2 Comment Originated: 08/25/2015 08/25/2015: The pork chop as shown is not likely to restrict left turning vehicles. It needs to be more pronounced. The pork chop has been revised. Comment Number: 3 Comment Originated: 08/25/2015 08/25/2015: Does the property go up to Lake Street or is that just an access easement? Not sure whether Lake Street frontage improvements are needed. It is just an access easement. Department: Water Conservation Contact: Eric Olson, 970-221.6704, eolson cDfcgov.com Topic: General Comment Number: 1 Comment Originated: 08/24/2015 08/24/2015: Irrigation plans are required no later than at the time of building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to Eric Olson, at 221-6704 or eolsonaa.fcgov.com Noted. Department: Zoning Contact: Ali van Deutekom, 970-416-2743, avandeutekom(a)fcgov.com Topic: Building Elevations 10 Title matches. Comment Number: 20 Comment Originated: 10/20/2015 10/20/2015: The easements referenced are either being vacated by the replat and/or by separate action. Please change to reflect the Subdivision Plat. See redlines. Easements has been updated. Comment Number: 21 Comment Originated: 10/20/2015 10/20/2015: There are cut off text issues. See redlines. Text issues corrected, Topic: Lighting Plan Comment Number: 11 Comment Originated: 08/24/2015 10/20/2015: No plans were provided for review. 08/24/2015: No comments. Topic: Plat Comment Number: 22 Comment Originated: 10/20/2015 10/20/2015: Now that the property is being replatted, please consider changing the name to "The Slab Property". Since all other plan sets show "The Slab Property", this would be the easiest fix. Revised. Comment Number: 23 Comment Originated: 10/20/2015 10/20/2015: Please add the additional notes to sheet 1 as shown. See redlines. Added. Comment Number: 24 Comment Originated: 10/20/2015 10/20/2015: Please label all surrounding properties with "Unplatted" or the subdivision name. This includes properties across right of ways. See redlines. Revised. Comment Number: 25 Comment Originated: 10/20/2015 10/20/2015: Please add bearings, distances, and/or curve data as marked. See redlines. Added. Comment Number: 26 Comment Originated: 10/20/2015 10/20/2015: Please add dedication information for Prospect Road right of way, and show full right of way width. See redlines. Added. Comment Number: 27 Comment Originated: 10/20/2015 10120/2015: Please show the right of way lines on the opposite side of all adjacent streets. See redlines. Revised. Comment Number: 28 Comment Originated: 10/20/2015 10/20/2015: Please check the property labeled as "Colorado Farm House Association". It may be a part of College Heights Subdivision. If not, change the "Metes & Bounds Tract" to "Unplatted". Revised. Comment Number: 29 Comment Originated: 10/20/2015 9 An erosion cont,., report has been prepared. Department: Technical Services Contact: Jeff County, 970-221-6588, icountyct fcgov.com Topic: Building Elevations Comment Number: 1 Comment Originated: 08/24/2015 10/20/2015: Now that the property is being replatted, please change to match the Subdivision Plat. Since these elevations are only for Lot 1, it will be "Lot 1, (Subdivision Plat Name) 08/24/2015: Please add "Lots 1 & 2, Observatory Park Subdivision" to the title as shown. See redlines. Topic: Construction Drawings Comment Number: 3 Comment Originated: 08/24/2015 10/20/2015: Now that the property is being replatted, please change to match the Subdivision Plat. 08/24/2015: Please add "Lots 1 & 2, Observatory Park Subdivision" to the sub -title as shown. See redlines. Title change has been made to The Slab Property. Comment Number: 14 Comment Originated: 10/20/2015 10/20/2015: Please show the full right of way width of Prospect Road. See redlines. Comment Number: 15 10/20/2015: There are line over text issues. See redlines. Line over text has been addressed. Comment Number: 16 10/20/2015: There are text over text issues. See redlines. Line over text has been addressed. Topic: General Comment Originated: 10/20/2015 Comment Originated: 10/20/2015 Comment Number: 17 Comment Originated: 10/20/2015 10/20/2015: Now that the property is being replatted, titles on all plans should match. Since all plan sets show "The Slab Property", the easiest fix would be to change the Subdivision Plat name to "The Slab Property". Title change has been made to The Slab Property. Topic: Landscape Plans Comment Number: 9 Comment Originated: 08/24/2015 10/20/2015: There are line over text issues. See redlines. 08/24/2015: There are line over text issues. See redlines. Line over text has been addressed. Comment Number: 18 Comment Originated: 10/20/2015 10/20/2015: Now that the property is being replatted, please change to match the Subdivision Plat. Title change has been made to The Slab Property. Comment Number: 19 Comment Originated: 10/20/2015 10/20/2015: The titles in the sheet index does not match sheet TR101. Please change the title as noted. See redlines. 8 discuss drainage ,,ncerns. From that meeting, variances werL-.scussed including: - 18" of ponding depth in some parking lot areas. - the off -site basin including the emergency access road releasing at the 100-year existing rate. - South pond landscaping. These variances are tentatively approved pending variance application and review. The varience has been provided within the report. Comment Number: 5 Comment Originated: 08/26/2015 10/22/2015: Please update hatching per redlines and call out depths. 08/26/2015: Please indicate ponding areas within the parking lot and use differentiated hatching for ponding depths of <=12" and 12-18". Hatching has been added Comment Number: 6 Comment Originated: 08/26/2015 10/22/2015: Please update table per redlines. 08/26/2015: Please provide a LID table showing LID requirements and techniques used to meet these requirements. Table has been revised. Comment Number: 7 Comment Originated: 10/22/2015 10/22/2015: Please provide an easement for drainage between southeast detention basin and building. Easement has been added. Comment Number: 8 Comment Originated: 10/22/2015 10/22/2015: A maintenance agreement for the southeast detention basin will be required as it is off -site. Acknowledged. Comment Number: 9 Comment Originated: 10/22/2015 10/22/2015: Please review elevations of southeast detention basin outfall per redlines. Elevations have been revised. Comment Number: 10 Comment Originated: 10/22/2015 10/22/2015: Please see redlined drainage report and plans. Please see revised report. Contact: Jesse Schlam, 970-218-2932, ]schlam()fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 08/11/2015 08/11/2015: The erosion control requirements are in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. The current Erosion Control Materials Submitted does not meet these requirements. See redlines for corrections in the Erosion Control Plan. Every BMP called out for on the plan should have a detail to match it. The erosion control report located in the drainage report do not meet current standards. The site will also have to supply Erosion Control Escrow Calculations. If you need clarification concerning this section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ ischlam(ofcgov.com 7 Topic: General Comment Number: 5 Comment Originated: 10/20/2015 10/20/2015: MARKING Fire Lane - No Parking signage shall be detailed on future plans. Signage at both entrances to the 16' secondary fire access are required and along the distance of the road as indicated by code. Signage at the Lake Street entrance shall also include Emergency Access to The Slab Apartments at xxx Prospect Ave. > IFC503.3: Where required by the fire code official, approved signs or other approved notices that include the words NO PARKING - FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times ad be replaced or repaired when necessary to provide adequate visibility. Comment Number: 6 Comment Originated: 10/20/2015 10/20/2015: TURNING RADII The inside turning radius (13=236") along the 16' wide, secondary access fire lane is insufficient. Minimum code requires a 25' radius along the path of a 20' wide fire lane. > IFC 503.2.4 and Local Amendments: The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside (Based upon fire lanes of 20' width). Radius has been changed to 25' inside. Comment Number: 7 Comment Originated: 10/20/2015 10/20/2015: PATH OF EGRESS The arbor on the west side of the building covers the path of egress. Options are to construct the arbor of non-combustible materials, sprinkle a wood arbor over the path of egress, or remove the arbor along the path of egress. We will consider either constructing the arbor out of steel or using a sprinkler system if it remains as wood. Department: Stormwater Engineering Contact: Dan Mogen, , dmogen aAfcgov.com Topic: General Comment Number: 2 Comment Originated: 08/26/2015 10/22/2015: Please show that the proposed basins are in compliance with drain times per the revised statute. 08/26/2015: New requirements apply to this project since it previous approval including Low Impact Development (LID) water quality treatment, detention basin landscape guidelines, and compliance with basin drain times per Colorado Revised Statute 37-92-602(8). LID requires that 25% of vehicle -use pavement be porous and that 50% of all new impervious area be treated by a LID facility. A spreadsheet has been added to the report. Comment Number: 3 Comment Originated: 08/26/2015 10/22/2015: Please submit a variance application for review of these items. 08/26/2015: A meeting was held with Northern Engineering on 8/24/2015 to 6 Columnar Norway opruce Islei Fastigate Spruce Tannenbaum Mugo Pine Due to storm water requirements and infrastructure trees cannot be added along face or building. Comment Number: 4 Comment Originated: 08/26/2015 08/26/2015: American Linden does not always do very well in and near parking lots. Consider using in its place Redmond Linden or a very good sustainable tree — Kentucky Coffeetree. Noted. Comment Number: 5 Comment Originated: 08/26/2015 08/26/2015: Honey locust are very good trees but the City Forestry Division is trying to not over plant them where possible. This location appears to be a place to do that. Evaluate using one of the following as street trees. Bur Oak Hackberry Catalpa Bur Oak has been added along Prospect Road. Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tiegmund a(jcgov.com Topic: General Comment Number: 1 Comment Originated: 10/21/2015 10/21/2015: Light and Power has electric facilities along Lake St. that can be utilized to provide power. Is 3 phase power anticipated for this development? Acknowledged. Comment Number: 2 Comment Originated: 10/21/2015 10/21/2015: Electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. Please reference our policies, development charge processes, and use our fee estimator at hfp://www.fcgov.com/utilities/business/builders-and-developers. Acknowledged. Comment Number: 3 Comment Originated: 10/21/2015 10/21/2015: Please provide a one line diagram and a C-1 form to Light and Power Engineering. The C-1 form can be found at: hftp://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1 Form.pdf Acknowledged. Comment Number: 4 Comment Originated: 10/21/2015 10/21/2015: Please ensure that the transformer for the building is located within 10ft of an all weather, drivable surface. Also, please keep a minimum of aft clear around the back and sides of the transformer and a minimum of 10ft clear in front of the transformer. Acknowledged. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, Ilynxwiler(a)poudre-fire.orq 5 Detail D10-B foi - concrete chase. With the depth this chase i,,, y need, this may be a better option. A grate on the north side will be needed to allow for cleaning and to prevent a hazard. A grate may be needed on the south side as well. A pan has been added. Comment Number: 16 Comment Originated: 10/20/2015 10/20/2015: The spot elevation of the detention pond outlet (5022.33) is less than the curb outlet elevation (5022.40). See redlines. Please check elevations to verify drainage will work. The spots have been revised. Comment Number: 17 Comment Originated: 10/22/2015 10/22/2015: Access Easement will need to be dedicated for the radius' on the sidewalk connection to Lake Street. The easement has been revised. Contact: Sheri Langenberger, 970-221-6573, slanQenbergeronfcgov.com Topic: General Comment Number: 10 Comment Originated: 09/01/2015 09/01/2015: The project owes an additional $357.50 for PDP TDRFs. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tuchanan()fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 08/26/2015 08/26/2015: Schedule an on -site meeting with the City Forester, LA and Civil Engineer to review construction impact to off -site trees. Actual location of proposed excavation near the mature cottonwoods and evergreens by the detention area shall be be specifically provide at the meeting to the City Forester so tree impact can be evaluated. Modification to the Emergency Access Road and detention area wall positon may be requested at that meeting from the evaluation of the construction impact to exiting trees. EAE Road has been pulled over from existing cottonwood trees another 18". The size of the site and existing features prevents any further shifting of the road or the size of the detention area. Comment Number: 2 Comment Originated: 08/26/2015 08/26/2015: Evaluate adding additional trees along the west boundary between the parking area and property to the west to address the requirements in Parking lot Perimeter Landscaping LUC 3.2.1 E 4 a. The west boundary landscaping of the site is limited due to required storm water drainage. The project engineer cannot have trees or columnar evergreens within this area that would prevent flows along that drainage way. Comment Number: 3 Comment Originated: 08/26/2015 08/26/2015: Evaluate adding some narrow form conifer trees along the front to the builder to provide contrast in tree texture and from. Consider if one or more of these species could work. 4 Note has been au..ed to the site plans for connection to be dett..,�ped between both lots when Lot 2 is developed. In the interim a gate has been provided along the fence line. Comment Number: 21. Comment Originated: 10/21/2015 10/21/2015: The plaza at the main entrance needs to be enhanced with grills. Adding grills will encourage gathering and interaction among the residents. Please note that other recent multi -family projects that have been approved include grills, in multiple locations, for the benefit of their residents. A commercial grade gas grill has been added to the plaza area. Comment Number: 23. Comment Originated: 10/21/2015 10/21/2015:At the time of Final, the applicants and owner need to resolve the legal issues related to the amount of improvements that will be the obligation of the Lot 1 but occur on Lot 2. Acknowledged. Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mragasaa()fcgov.com Topic: General Comment Number: 4 Comment Originated: 08/25/2015 10/22/2015: The pork chop island still needs to be larger to enforce the right -in, right -out movement. Please see redlines for suggestions on a design. This involves bringing the crossing north of the pork chop island. Please call do discuss these further. The pork chop has been revised. 08/2512015: The porkchop island at the access needs to be larger to enforce the right in, right out movement. The sidewalk and ramps may need to be modified to accommodate these changes. See redlines. Comment Number: 11 Comment Originated: 10/20/2015 10/20/2015: It appears the landscape wall is crossing the sidewalk on the southwest corner of the property. See redlines. The landscape all has been revised. Comment Number: 12 Comment Originated: 10/20/2015 10/20/2015: Is the existing sidewalk to the west on Prospect Road a 6' or 4' walk? The sidewalk has been revised. Comment Number: 13 Comment Originated: 10/20/2015 10/20/2015: Is there a reason there is excess sidewalk to the east of the property? A portion of the existing driveway to the east may need to be modified to LCUASS standards to tie the new sidewalk into the driveway. The sidewalk configuration was a reworked at the request of the city to this design so that the north edge aligns with the future ROW and ends at the existing drive. Comment Number: 14 Comment Originated: 10/20/2015 10/20/2015: The Utility Plans should reflect the new easement configuration to show the 11' easement for the window wells along Prospect Road. The window wells are being removed. Comment Number: 15 Comment Originated: 10/20/2015 10/20/2015: A depressed gutter or pan is needed for the back of sidewalk chase. The 12" RCP can't outlet directly into the sidewalk chase. See LCUASS 3 cross -access fo, Aes and pedestrians to the east to 730 ano . 40 West Prospect? Staff is unclear, at this time, as to the future land use or potential redevelopment of Lot 2 of Observatory Park Subdivision. What is the proposed relationship among 808, 730 and 720? Please consider a gate and connecting walkway to Lot 2 to facilitate cross access and integration among uses. A gate has been added along the fence between Lot 1 and Lot 2. Comment Number: 7. Comment Originated: 08/25/2015 08/25/2015: Carried over for emphasis. The amenities shown on the west patio area look sparse. The plans do not indicate any features under the pergola. This area should be upgraded with informal seating and gathering areas versus immovable picnic tables. Please consider sandstone boulder benches at a variety of locations and random heights. Or, please consider movable tables and chairs. Will there be a grill? Could planters be provided that separate the patio from the driveway? (Regarding the extent of the overall outdoor amenities, please see comment regarding The Slab residents sharing pool privileges with Blue Ridge.) Please consider a detail for this area on the plat set. An additional planting area has been added at the entrance corner of the patio area. A commercial grade gas grill has been added to the patio area as well as an additional bike rack. Comment Number: 13. Comment Originated: 08/25/2015 08/25/2015: Carried over for emphasis. On the architectural elevations, as noted above, please consider any combination of site or architectural features to help create a strong identity for the building's main entrance. Staff recommends adding a component along Prospect Road to help the building better relate to the community and neighborhood. Please see response to Comment Number 3 above. Comment Number: 19. Comment Originated: 10/21/2015 10/21/2015: Staff remains concerned about the south elevation and the building's relationship to both Prospect Road the neighborhood to the south. The new south -facing entry appears under -stated. The door appears recessed and subordinate to the overall facade. The awning is flat and does not seem to project off the face of the wall. The design approach does not have the intended effect of allowing a building of this size and scale to relate to the larger contextual area. Staff recommends that the low, flat awning be replaced with a larger, higher sloping roof to bring attention and way -finding to the main entrance. The recessed door to the leasing office, roof and corner of the building could be accentuated with a adding a half -rounded feature or a feature that includes two 45-degree angles. Consider the use of columns to support the awning/roof. In general, please add a design feature to this corner that highlights and showcases the main entrance, the gathering area and improves the building's relationship to Prospect Road. Please see response to Comment Number 3 above. Comment Number: 20. Comment Originated: 10/21/2015 10/21/2015: Please add a general note that the property owner will cooperate with the developer to the east that upon redevelopment of Lot 2, the owner of Lot 1 shall accommodate a cross -access bicycle and pedestrian connection in order to connect the two properties. Staff is concerned if cross -access is not achieved, then an informal access will be created as pedestrians will not naturally travel to Prospect Road to walk around the fence. 2 City of Fort Collins October 26, 2015 Craig Russell Russell + Mills Studio 141 S. College Avenue Suite 104 Fort Collins, CO 80524 RE: The Slab, PDP150016, Round Number 2 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6760 970.224,6134 - fax fcgov.com/deve/opmentreview Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Ted Shepard, at 970-221-6343 or tshepard@fcgov.com. Comment Summary: Department: Planning Services Contact: Ted Shepard, 970-221-6343, tshepard(a)fcgov.com Topic: General -S QQv�U o��G Comment Number: 3. Comment Originated: 08/25/2015 08/25/2015: Carried over for emphasis. Please consider adding site and/or architectural features that highlight the main entrance. With a west -facing entrance, there is no obvious indication on how to gain access to the building from Prospect Road. Staff is concerned about way -finding for guests and potential tenants. Further, a south -facing site feature or architectural element will help the building relate to Prospect Road and the Sheely neighborhood to the south. Based on budget issues and programmatic requirements, we had to remove the south facing door the south west corner and add a unit to this corner. The pergola feature provides a visual and overhead element to the west facing entry and is visible from the south. Given the way this building was previously designed with the entry located on the west, we feel that we have limited options available to create a more defined entry facing the south and have already signified the entry by rotating the gable roof building form at the southwest to create this emphasis with the gable end and projection of brick at this corner element. If this were a ground up new project with no existing basement or slab, we would have been explored different site and building design options to deal with the entry. Comment Number: 4. Comment Originated: 08/25/2015 08/25/2015: Carried over for emphasis. Is there any intention to provide